Visalia City Council
September 6, 2022

1 PLANNING COMMISSION AGENDA
CHAIRPERSON: VICE CHAIRPERSON:

Marvin Hansen Adam Peck
COMMISSIONERS: M ary Beatie, Chris Tavarez, Chris Gomez, Adam Peck, Marvin Hansen MONDAY, AUGUST 8, 2022

VISALIA COUNCIL CHAMBERS
LOCATED AT 707 W. ACEQUIA AVENUE, VISALIA, CA
MEETING TIME: 7:00 PM

1. CALL TO ORDER –

2. THE PLEDGE OF ALLEGIANCE –

3. CITIZEN’S COMMENTS – This is the time for citizens to comment on subject matters that are not on the agenda but are within the jurisdiction of the Visalia Planning Commission. You may provide comments to the Planning Commission at this time, but the Planning Commission may only legally discuss those items already on tonight’s agenda.

The Commission requests that a five (5) minute time limit be observed for Citizen Comments. You will be notified when your five minutes have expired.

4. CHANGES OR COMMENTS TO THE AGENDA –

5. CONSENT CALENDAR - All items under the consent calendar are to be considered routine and will be enacted by one motion. For any discussion of an item on the consent calendar, it will be removed at the request of the Commission and made a part of the regular agenda.
• No items on the Consent Calendar

6. PUBLIC HEARING – (Continued from July 25, 2022) Brandon Smith, Principal Planner General Plan Amendment No. 2021-03: A request to amend the General Plan land use designations on two parcels totaling 50 acres, resulting in the removal of a Residential Very Low Density land use designation, addition to a Residential Low Density land use designation, and establishment of a Parks/Recreation land use designation.

Change of Zone No. 2021-04: A request to change the zoning on one parcel totaling 10 acres, resulting in the removal of a R -1-20 (Single-Family Residential 20,000 square foot minimum lot area) zone designation, addition to a R -1-5 (Single-Family Residential 5,000 square foot minimum lot area) zone designation, and establishment of a QP (Quasi-Public) zone designation.

Planning Commission Agenda, Monday, August 8, 2022
2 Shepherds Ranch I Tentative Subdivision Map No. 5581: A request to subdivide 10 acres into a 41- lot single-family residential subdivision with two outlots for landscaping, lighting, and park purposes.

Shepherds Ranch II Tentative Subdivision Map No. 5589: A request to subdivide 40 acres into a 200-lot single-family residential subdivision with three outlots for landscaping, park, and trail purposes.

Tentative Parcel Map No. 2022-03: A request to subdivide 40 acres into three parcels for phasing and financing purposes.

Annexation No. 2022-04: A request to annex approximately 40 acres into the city limits of Visalia. Upon annexation, the area would be zoned R -1-5 (Single-Family Residential 5,000 square foot minimum lot area) and QP (Quasi -Public) zone designations, consistent with the General Plan Land Use Designation of Residential Low Density and Parks/Recreation.

Location: The project site consists of two parcels (located between Shirk Street and Road 88, 300 feet south of W. Pershing Court. (APN: 081- 030-046, 080). An Initial Study was prepared for this project, consistent with the California Environmental Quality Act (CEQA), which disclosed that environmental impacts are determined to be not significant, subject to mitigation, and that Mitigated Negative Declaration No. 2021- 33 ( State Clearinghouse #2022060683) be adopted.

7. PUBLIC HEARING – Josh Dan, Associate Planner
Conditional Use Permit No. 2022 -16: A request by Kaweah Health Medical Group to establish a 5,280 square foot medical clinic on a 0.5-acre parcel in the Industrial (I) Zone District. The project site is located at the northwest corner of North Plaza Drive and West Placer Avenue. (Address: N/A) (APN: 081-100-014). The project is Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15332, Categorical Exemption No. 2022-38.

8. CITY PLANNER/ PLANNING COMMISSION DISCUSSION –
a. The next Planning Commission meeting is Monday August 22, 2022. b. GPA/COZ for Tiger Tea House project approved by City Council on August 1, 2022. c. ZTA’s for HPAC items approved by City Council on August 1, 2022. d. Staff to present to Planning Commission at August 22nd meeting Council direction on Housing Development Standards.

The Planning Commission meeting may end no later than 11:00 P.M. Any unfinished business may be continued to a future date and time to be determined by the Commission at this meeting. The Planning Commission routinely visits the project sites listed on the agenda.

For Hearing Impaired – Call (559) 713-4900 (TTY) 48-hours in advance of the scheduled meeting time to request signing services.

Any written materials relating to an item on this agenda submitted to the Planning Commission after distribution of the agenda packet are available for public inspection in the City Office, 315 E. Acequia Visalia, CA 93291, during normal business hours.

Planning Commission Agenda, Monday, August 8, 2022
3 APPEAL PROCEDURE
THE LAST DAY TO FILE AN APPEAL IS THURSDAY, AUGUST 18, 2022, BEFORE 5 PM

According to the City of Visalia Zoning Ordinance Section 17.02.145 and Subdivision Ordinance Section

16.04.040, an appeal to the City Council may be submitted within ten days following the date of a decision by the Planning Commission. An appeal form with applicable fees shall be filed with the City Clerk at 220 N. Santa Fe, Visalia, CA 9329 1. The appeal shall specify errors or abuses of discretion by the Planning Commission, or decisions not supported by the evidence in the record. The appeal form can be found on the city’s website www.visalia.city or from the City Clerk.

THE NEXT REGULAR MEETING WILL BE HELD ON MONDAY, AUGUST 22, 2022

REPORT TO CITY OF VISALIA PLANNING COMMISSION
HE
ARING DATE: August 8, 2022 (continued from July 25, 2022) P
ROJECT PLANNER: Brandon Smith, Principal Planner
Phone No.: (559) 713-4636
Email: [email protected]
S
UBJECT: General Plan Amendment No. 2021- 03: A request to amend the General Plan land use designations on two parcels totaling 50 acres, resulting in the removal of a Residential Very Low Density land use designation, addition to a Low Dens ity Residential land use desi gnation, and establishment of a Parks/Recreation land use designation.

Change of Zone No. 2021 -04: A request to change the zoning on one parcel totaling 10 acres, resulting in the removal of a R -1-20 (Single-family Residential 20,000 square foot minim um lot area) zone designation, addition to a R -1-5 (Single-family Residential 5,000 square foot minimum lot area) zone designation, and establishment of a QP (Quasi-Public) zone designation.

Shepherds Ranch I Tentative Subdivision Map No. 5581: A request t o subdivide 10 acres into a 41- lot single-family residential subdivision with two out lots for landscaping, lighting, and park purposes.

Shepherds Ranch II Tentative Subdivision Map No. 5589: A request to subdivide 40 acres into a 200-lot single -family residential subdivision with three out lots for landscaping, park, and trail purposes.

Tentative Parcel Map No. 2022- 03: A request to subdivide 40 acres into three parcels for phasing and financing purposes.

Annexation No. 2022-04: A request to annex approximately 40 acres into the city limits of Visalia. Upon annexation, the area would be zoned R -1-5 (Single-family Residential 5,000 square foot minimum lot area) and QP (Quasi -Public) zone designations, consistent with the General Plan Land Use Designation of Residential Low Density and Parks/Recreation.

Location: The project site consists of two parcels located between Shirk Street and Road 88, 300 feet south of W. Pershing Court. (APN: 081-030-046, 080)

STAFF RECOMMENDATION
General Plan Amendment No. 2021-03 and Change of Zone No. 2021-04: Staff recommends that the Planning Commission recommend that the City Council approve these entit lements, based on the findings in Resolution No s. 202 1-35 and 2021-36, respecti vely. Staff’s recommendation is based on the conclusion that the request s are consistent with the Visalia General Plan and Zoning Ordinance.

Shepherds Ranch I Tentative Subdivision Map No. 5581 : Staff recommends that the Planning Commission approve the subdivision, as conditioned, based on the findings and conditions in Resolution No. 2021-37. Staff’s recommendation is based on the conclusion that the request is consistent with the Visalia General Plan, Zoning and Subdivision Ordinances.

Shepherds Ranch II Tentative Subdivisio n Map No. 5589, Tentative Parcel Map No. 2022- 03, and Annexation No. 2022- 04: Staff recommends that the Planning Commission continue these items indefinitely. At the time that these entitlements are ready for consideration , new public noticing will be conducted.

RECOMMENDED MOTION
I move to rec ommend approval o f General Plan Amendment No. 20 21-03 and Change of Zone No. 2021-04, based on the findings in Resolution Nos. 2021-35 and 2021-36.

I move to approve Shepherds Ranch I Tentative Subdivision Map No. 558 1, based on the findings and conditions in Resolution No. 2021-37.

CONTINUATION OF SHEPHERDS RANCH II ENTITLEMENTS TO A DATE

UNCERTAIN
On July 25, 2022, staff pr ovided a memo to the Planning Commission requesting a continuation of entitlements related to the Shepherds Ranch project to August 8, 2022. The continuation was requested based on the City being informed of the ruling of the Superior C ourt of the State o f California, County of Tulare, which invalidated the City of Visalia’ s approval to General Plan Amendment (GPA) No. 2021-01 and the related certification of an addendum to a previously certified environmental impact report (EIR). GPA No. 2021- 01 would ha ve amended General Plan Land Use Policy No. LU -P-34 to remove the requirement to e stablish an agricultural mitigation program (AMP) to address conversion of Prime Farmland and Far mland of Statewide Importance in Urban Development Boundary Tiers II and III. The ruling has the immediate impact of suspending pending devel opment entitlements for properties in Growth Tier II, including the Shepherds Ranch II project since the portion of the project is located within Tier II and on property that is considered Prime Farmland.

Therefore, staff recommends that the three entitlements that would facilitate development of the Shepherds Ranch II site be continued until a later time, to be determined, after the City takes all appropriate follow-up action to ensure development in Tier II areas can proceed without legal implications.

The subject site of Shepherds Ranch I and Change of Zon e No. 2021- 04 is in Urban Development Boundary Tier I and is not impacted by the AMP requirement or the related ruling.

Therefore, consideration of these entitlements can proceed.

General Plan Amendment No. 2021-03 relates to two properties located in Growth Tiers I and II.

Although the above referenced ruling impacts development entitlement s in Tier II, th e proposed amendment to the property ’s land use designation is not affected since it does not directly facilitate land development. The site must first be annexed before development could proceed.

The City concludes that the GPA as it pertains to both properties can and should move forward for consideration since the applicant’s and property own er’s long-term desire is to have one unified development across the two properties with a linear park functioning as a buffer between Road 88 (i.e., Clancy St. ) and Shirk Street , as demonstrated in Exhibit “A”. The review and approval of the previously submitted items, Shepherds Ranch II Tentative Subdivision Map No. 5589, Tentative Parcel Map No. 2022-03, and Annexation No. 2022- 04, relied in part on G PA No. 2021-01. Due to the court decision invalidating GPA No. 2021-01, the environmental review necessary for the three previously listed actions will need to be reviewed and potentially modified before the City can make a decision on those matters.

PROJECT DESCRIPTION OF SHEPHERDS RANCH I AND GPA/COZ
Project applicant D.R. Horton has filed entitlement applications for Shepherds Ranch I (the eastern portion of the development plan shown in Exhibit “A” and Figure 1 below ) to allow for the s ubdivision and development of 41 single -family homes and a 0.96-acre linear park (see conceptual exhibit included as Exhibit “B”) on 10 acres, and changes to land use and zoning designations t o facilitate these uses. The future subdivision of the 40 acres into 200 lots, located to the west of Shepherds Ranch I, is referred to as Shepherds Ranch II and is not being considered for approval at this time.

The Project is located approximately 300 feet south of the intersection of Shirk Street and Pershing Court, situated on the west side of Shirk Street (an arterial roadway). The Shepherds Ranch I site is within the city limits and within Urban Development Boundary Tier I. T he Shepherds Ranch II sit e that is currently outside the city limits is in Urban Dev elopment Boundary Tier II and will require annexation in tandem with the subdivision map.

General Plan Amendment No. 202 1-03 and Change of Zone No. 2021 -04 have been requested by the applicant to facilitate a uniform residential land use designation together with a park designation on the sites containing Shepherds Ranch I and II . These properties currently have a land use designation of Residential Very Low Density (corresponding to a zone designation of Single-family Residential, 20 ,000 square foot mi nimum lot size or R-1-20) on approximately 18.8 acres along its north and west sides, which abut existing Industrial and Light Industrial land use des ignations (see Exhibit s “F” and “G”). The remaining 32.0 acres of the property currently have a lan d use designation of Residential Low Density (corresponding to a zone designation of Single-family Residential, 5 ,000 square foot minimum lot size or R-1-5).

The changes in designation will eliminat e the Residential Very Low Density Designati on, increase the Resi dential Low Density Designation to 47 .2 acres, and establish a 3. 6 acre Parks/Recreation designation along the north side of the site adjacent to existing industrial land uses (see Exhibits “H” and “I”).

Shepherds Ranch I Tentative Sub division Map No. 5581 (see Exhibit “C”) will divide the 10- acre parcel into 41 residential lots and two outlots that will be maintained by a city landscape and lighting district. Proposed Outlot A will provide a 10-foot wide landscape setback and block Figure 1: Shepherds Ranch subdivision layout
wall between Shirk Street and the residential lots, and proposed Outlot B will be a 51- foot deep

0.96-acre lot that constitutes a portion of t he greater linear park spanning between the two subdivisions. Access will be obtained through a new public local street (Allen or Osses Avenue) that will also provide a connection to the Shepherds Ranch II subdivision to the west. The residential lots will utilize standard R -1-5 zone lot and setback criteria, with standard lot sizes ranging between 5,482 to 6,247 square feet and knuckle lot s being as large as 13,648 s quare feet. The subdivision density excluding the planned park area will be 4.39 units / gross acre.

As part of the subdivision improvements, Shirk Street will have r ight-of-way d edication and street widening and frontage improvements. T he project will extend sewer l ines, storm drainage, and other public infras tructure, utilities, and services (i.e., electricity, gas, and water) to serve the proposed residential lots . The linear park will in clude construction of a seven-foot concrete masonry wall along the entire north property line adjacent to industrial uses.

BACKGROUND INFORMATION
Existing General Plan Land Use
Designation:

Residential Very Low Density, Residential Low Density
Proposed General Plan Land Use
Designation:

Residential Low Density, Parks / Recreation
Existing Zoning Designation: R-1-5 (Single-family Resident ial, 5,000 sq uare foot minimum lot size) , R-1- 20 (Single-family Residential, 20,000 square foot minimum lot size)
Proposed Zoning Designation: R-1-5 (Single-family Residential, 5,000 sq uare foot minimum lot size), QP (Quasi-Public)
Surrounding Zoning and Land Use: North: Light Industrial / Shops & warehouses, outdoor building material storage
South: Residential Very Low Density, Residential
Low Density, Parks-Recreation,
Neighborhood Commercial / Orchards
East: Residential Very Low Density, Residential
Low Density / Rural residences, vacant
West: Industrial / Row crops
Environmental Review: Initial St udy / Mitigated Negative Declaration No. 2021-33, State Clearinghouse #2022060683
Special Districts: None
Site Plan Review: No. 2021-017 (Shepherds Ranch I); No. 2021 -229 (Shepherds Ranch II)

RELATED PLANS & POLICIES
Please see attached summary of related plans and policies.

RELATED PROJECTS
None.

PROJECT EVALUATION
Staff supports the General Plan Amendment and Change of Zone based on the project’s consistency with the Land Use Element of the General Plan. Specifically, these entitlements will facilitate an alternative land use plan on the overall 50-acre site that will still provide for residential housing that incorporates a greater separation and protection from an existing light industrial zoning designation and land uses to the north, while also con forming with the surrounding residential neighborhoods to the south and east.

Furthermore, s taff r ecommends approval of the tentative subdivision m ap associated wi th Shepherds Ranch I , based on its consistency with the Land Use Element of the General Plan, the Zoning Ordinance, and the Subdivision Ordinance as it pertains to these entitlements.

General Plan Land Use and Zoning Designation Consistency The proposed residential subdivi sion requires amending the City of Visalia Gen eral Plan land use and zoning designations in order to accommodate the subdivision’s design patter n and lot pattern consisting of a minimum lot size of 5,000 square feet.

The existing General Plan land use map shows a Residential Very Low Density designation (i.e., 0.1 to 2 dwelling units / gross acre) on the north and west side s of the property, at a depth of approximately 240 f eet. The designation is intended to serve as a buffer from the Light Industrial designation to the north and the Industrial designation to the west, wherein residences would be permitted at a lesser densi ty and plotted in a man ner that provides an increas ed setback between industrial and residential structures.

The proposed Gen eral Plan land use map replaces the Residential Very Low Density designation with a Parks / Recreation designation that is intended to facilitate a linear park that will serve as a buffer, according to the proposed tentative subdivision maps. The linear park will ultimately range in depth from 41 to 138 feet in depth; however, the total separation between the north property line abutting the Light Industrial designation and any residential lot’s property line will range between 101 and 138 feet with the inclus ion of a 60-foot wide local street in some portions of the buffer. The Shepherds Ranch I site will have a 111-foot buffer consisting of a 51- foot deep park site and a 60-foot wide local street.

As shown in Exhibit “B”, the entire linear park will contain trees, landscaping, irrigation, and a ½- mile trail extending the entire width from Shirk to Road 88 (i.e., Clancy St. ). P layground equipment (tot lot) and a picnic area are also identified in the lin ear park, and a seven-f oot tall block wall will be placed along the abutting north property line.

To the west adjacent to the Industrial designation, according to Exhibit “A”, the total separation between industrial and residential properties will be 94 feet, comprised of the 88-fo ot ultimate right-of-way width for Road 88 (i.e., Clancy St.) and a 10-f oot landscape lot (Outlots A and B) between the road and the residential lots. A 6 -ft., 8-in. concrete masonry unit block wall is included within Outlot s A and B. It should be noted that the Industrial designated land to the west, located in Growth Tier I, is currently undeveloped and first requires annexation to the City limits.

Staff finds the proposed General P lan Amendment and Change of Zone will maintain consistency with the Land Use Element ’s intent . Staff finds that the usage of the Parks / Recreation designation with minimum 100-foot depth can achieve the intended goal of providing a separation between industrial uses and residential uses as was envi sioned with the Residential Very Low Density designation.

The Visalia General Plan identifies Objective LU-O-34 to “ensure compatibilit y betw een industrial lands and adjacent dissimilar land uses ”. The incorporation of buffering between industrial and residential land uses is further directed by the General Plan in the following Policy LU-P-103:

Require buffering land uses adjacent to existing or planned residential areas adjacent to industrial designations. Such uses may include parks, drainage ponds, open space, or other such uses.

The removal of the Residential Very Low Density (RVLD) designation at this location i s n ot inconsistent with any mandate or guiding principle in the General Plan. Land located east of the project area (i.e., between Shirk and Akers) contains several hundred acres of RVLD land use designations developed with rural residential homesites. Conversely, RVLD land located west of Shirk, which is currently undeveloped, is only positioned adjace nt to industrial land use designations. The RVLD designation is also used at the edges of neighborhoods to provide a more gentle transition to rural uses and surrounding agricultural areas, particularly around the perimeter of Visalia’s Urban Growth Boundary, Tier III, in keeping with the following Policy LU- P-54:

Update the Zoning Ordinance to reflect the Very Low Density Residential designation on the Land Use Diagram and create opportunities for residential dwellings at 0.1 to 2 units per gross acre, pr oviding for single-family detached housing on large lots and a rural residential transition to surrounding agricultural areas.

Residential Low Density (RLD) designation (i.e., 2 to 10 dwelling units / gross acre) is identified by the General Plan for this area and for undeveloped land further to the south to Mill Creek and State Highway 198.

An existing residential tract immediately to the south of the Shepherds Ranch I subdivision site is develop ed to rural resid ential lot standards with approximately ¾-a cre lots; however , the Visalia Gen eral Plan also designates this area as Residential Low Density. Lots from that subdivision that will abut the existing resi dential tract to t he south will have a greater depth, measuring approximately 124 feet, than the other lots in the subdivision which will range from 107 to 111 feet. The applicant has provided a lot fit analysis exhibit, included as Exhibit “K”, that demonstrates the potential setbacks that would be maintained. This analysis shows the house plans that would be able to fit on the lots and their rear yard setbacks, provided the house is moved as close to the front as possib le. Based on the 124- foot lot depth, most lots facing the south (i.e. Lots 8 through 16) would have a minimum setback of approximately 49 feet.

Overall, t he proposed subdivision is compatible with existing residential and industrial development surrounding th e site . The project is consistent with Land Use Polic y LU -P-19, which states “ensure that growth occurs in a compact and conc entric fashion by implementing the General Plan’s phased growth strategy.” Shirk Street Improvements and Local Street Connectivity The developer of the subdivision will be requir ed to construct major street improvements along Shirk Street. Improvements along the subdivision frontage include improving Shirk Street to its ultimate right-o f-way design, excepting a raised median due to constrained right-of-way width south of the property towards Highway 198.

Shirk Street is a designated 110-foot wide arterial street. Shirk Street is currently improved with one southbound and one northbound lane, with partial street frontage improvements on the east side. Improvements along the right of way within the boundar ies of the subdivision map include improving the street to its full width on the west side, which requires an approximately 35-f oot wide dedication. Full im provements will include a sidewalk, parkway with streetlights, curb, gutter , parking lane, Class II bike lane, two travel lanes, and landscaping. The landscaping frontage is required to be dedicated as part of a Landscape and Lighting District which will be formed with the Shepherds Ranch I subdivision map. The Landscape and Lighting District lots
are identified as O utlot “A” on the map (see Exhibit “ C”). The establishment of the d istrict provides maintenance of the landscape lots, block walls, street pavement and street light ing.

Also, as noted in the Engineering Division’s Site Plan Review comments, all new utilities that will service the residential subdivision will be placed underground.

A separate capital improvement project (CIP) is planned for the widening of Shirk Street to four lanes between School Avenue (1/4-mile north of State Highway 198) and Riggin Avenue. This project will include buildout of the east side of Shirk immediately east of Shepherds Ranch I , which will req uire an approximately 35- foot wide dedication along the east side of Shirk. It will also include the installation o f a two-way left turn lane for the street segment adjacent to the subdivision, which allo ws for full turning movements . The project is tentatively scheduled to commence Summer 2023, to be proceeded by the installation of a sewer trunk line in Fall 2022 that is anticipated to take between six to eight months.

South of the Shepherds Ranch subdivision, the Shirk widen ing project will consist of four lanes without a center turn lane, in order to avoid right-of-way dedication from property owners located in the C ounty on the west side of Shirk . In the future when the west side of Shirk south of the project is annexed and developed, a raised median will be installed throughout Shirk that may restrict certain turning movements at local street intersections, including at S hepherds Ranch.

Instead of full turning movements, some a ccess wi ll be limited to right -in / right-out. In some cases, a left -in may occur. These are yet to be determined but will follow the City of Vis alia standards and super block connectivity.

Local Street Connectivity: The proposed subdivision will incorporate a local street connection to future residential development to the west for the future Shepherds Ranch II subdivision.

Traffic Impact Study
A Traffic Impact Study (TIS) was prepared for the proposed project (ref.: Iron Ridge Residential Development Traffic Impact Study. VRPA Technologies , Inc., June 27, 2022). The purpose of the study is to analyze traffic conditions relat ed to the development of the subdivis ion and its projected level of s ervice (LOS) at opening year and at five -year increments , and the corresponding environmental impact as required by the California Environmental Quality Act (CEQA).

The TIS identified four intersections in the project vicinity that would experience unacceptable LOS in the long term.

Specifically, t he intersections of Shirk and Hillsdale, and Shirk and Sch ool are forecasted to operate at unacceptable levels under the exi sting ( a.m. only ) and opening year scenarios ; however, these intersections do not meet traffic signal warrants because the local streets do not carry enough traffic to justify signalization. The future planned widening of Shirk Street will assist in improving traffic flow and safety.

The intersection o f Shirk St reet and the State Route 198 E astbound ramp are forecasted to operate at unacceptable levels under th e opening year scenario and at 5- year horizons. The intersection of Shirk Street and the State Route 198 Westbound ramp is currently operating a t unacceptable levels, even without the p roject. Per discussi ons with Caltrans , a signalization improvement project is currently being planned, while an entire reconstruction of the interchange is planne d in the long term ( i.e., over 10 years out). The T IS and the environmental study’s mitigation measures therefore recommend that the project contribute to the City’s traffic impact fee program, which will directly or indirectly contribute to the intersection improvements.

A Vehicle Miles Traveled (VMT) analysis was also conducted by comparing the pro ject’s expected VMT per capita to regional averages. Since the study concluded that the project ’s VMT will be 32.8% less than the regional average, meeting the 16% level of significance threshold, the impacts to VMT are concluded to be less than significant.

Acoustical Analysis
An Acoustical Analysis was prep ared for the pr oposed project (ref.: Env ironmental Noise & Vibration Assessment, Iron Ridge Development I & II . Bollard A coustical Consultants, March 29, 2 022). The purpose of the study is to determine the pr oposed project ’s noise generating impacts pertaining to constr uction and additional traffic generation, and the corresponding environmental impact as required by the California Environmental Quality Act (CEQA).

In addition, the study was also to determine if existing noise levels associated with the adjacent industrial operations to the nort h would comply with the City’s applicable noise level standards upon the proposed single-family residential uses. However, CEQA does not require an analysis of off-site impacts on the project itself.

The analysis concluded that an exterior noise level in excess of the daytime and nighttime noise level standards of 50 dB Leq/L50 and 45 dB Leq/L50 , specified in the City’s Noise Element, exists on the project site. The study identified one current noise generator in the industrial par k, identified on a map (i.e., Figure 5) within the acoustical analysis, that attributed to exceeding the noise level requirements at the reco rding source . The noise level would be 58 dB at the property line of the nearest single- family r esidence proposed within the development, not accounting for t he addition of a 7- foot tall concrete wall as required by the City Zoning Ordinance. To ensure that residents within the subdivision are fam iliar with the excess of City standards for noise, the developer will b e required to record a covenan t on all lots to disclose noise exposure from the stationary industrial equipment adjacent to the project site. T his requirement is addressed as Condition No. 7 of the tentative subdivision map.

An additional mitigation measure is included within the project’s environmental review for CEQA purposes, supported by the acoustical analysis, to address impacts from construction activities.

An additional condition of approval (i.e., Condition No. 12) is being recommended to address the interior noise levels standards based on future traffic noise along Shirk Street , supported by the acoustical analysis. To satisfy the 45 dB DNL inter ior nois e level standard, taking into consideration the inclusion of a factor of safety, second-story windows of residences that have a view of (i.e., front onto) Shirk Street shall be upgraded to have a STC rating of 32.

Development Standards
The proposed subdivision’s lots will utilize standard single- family residential standards for lot size and setbacks. The lots will be required to meet R -1-5 zone setback standards, including a 15-foot setback to living space, a 22-foot setback to a front-loading garage, a 5-foot setback to an interior side property line, a 10-foot setback to a street side property line, and a 20 to 25-foot setback to rear property lines.

All lots will have lot depths ranging from a pproximately 107 feet to 12 4 feet, excepting lots located on cul-de-sac or knuckle street bulbs that account for approximately 14% of the total lot count (i.e., approximately 6 lots). These lots will also be required to utilize standard single-family residential setback standards but a re permitted to have a 20- foot setb ack for front -loading garages as identified in Section 17.12.080.C of the Zoning Ordinance.

Park / Open Space
The subdivision will include the construction of a linear park . The park, which will have a Quasi - Public (QP) zoning designation, is planned to be open and accessible to the public and is not planned to be walled or gated along the stree t frontages. In addition, the park will include a trail that will be internal to the park only and will not connect with other City trails, as there are no other existing or planned trails in th e vicinity. The park will not have on- site parking, though on - street parking will be available on the entire north s ide of the adjoining street. The park will be maintained by a Landscaping and Lighting District assessment similar to pocket parks in other subdivisions, despite the fact that the total park area ( one acre within Shepherds Ranch I an d over three acres overall) would be significantly larger than most pocket park sizes (generally 0.5 to 2 acres).

A public park is designated by the Gen eral Plan to be located directly south of the project, though there is no certain timeframe for annexation and devel opment of this site. The nearest existing public parks to this site are Willow Glen Park and Lions Park, located 1.0 and 1.25 miles to the northeast and east.

Landscape and Lighting District and Block Walls
A Landscaping and Lighting District (LLD) will be r equired for the long-term maintenance of the out lot, including the linear park , which include blocks walls, streetlights, landscaping, and all park amenities as noted on Exhibit “C”.

The block walls along street frontages will be typical C ity standard block walls. The subdivision map block wall heights will be reduced to t hree feet where the bl ock wall ru ns adjacent to the front yard setback areas. The three-foot transition areas are applicable for the corner residential lots within the subdivision. Staff has included Map Condition No. 5 in the map to require the stepped down walls.

Subdivision Map Act Findings
California Government Code Section 66474 lists seven findings for which a legislative body of a city or county shall deny approval of a tentative map if it is able to make any of these findings.

These seven “negative” findings have come to light through a recent C alifornia Court of A ppeal decision (Spring Valley Association v. City of Victorville ) that has clarified the scope of findings that a city or county must make when approving a tentative map under the C alifornia Subdivision Map Act.

Staff has reviewed the s even findings for a cause of denial and finds that all of the findings can be made for appr oving the project . The s even f indings and staff’s analysis are below.

Recommended finings in response to this Government C ode section are inc luded in the recommended findings for the approval of the tentative subdivision map.

GC Section 66474 Finding Analysis
(a) That the proposed map is not
consistent with applicable general and
specific plans as specified in Section
65451.

The proposed map s have been found to be
consistent with the City’s General Plan. This i s
included as recommended Finding No. 1 of the
Tentative Subdivision Map. There are no specific
plans applicable to the proposed map.
(b) That the design or improvement of the
proposed subdivision is not consistent
with appli
cable general and specific
pl
ans.

The proposed design and improvement o f the map
has been foun d to be consistent with the City’s
General Plan. This is included as recommended
Finding No. 1 of the Tentative Subdivision M ap.

There are no specific plans applicab le to the
proposed map.
(c) That the site is not physically
suitable for the type of development.

The site is physically suitable for the proposed map
and its affiliated development plan, which is
designated as Low Density Residential and
developed at a density of 4.39 units per acre. This
is included as recommended Finding No. 3 of the
Tentative Subdivision Map.
(d) That the site is not physically
suitable for the proposed density of
development.

The site is physically suitable for the proposed map
and its affiliated development p lan, subject to City
Council approval of the General Plan and Change
of Zone, for the proposed Low Density Re sidential
land use designation . This is included as
recommended Finding No. 4 of the Tentative
Subdivision Map.
(e) That the design of the subdivision or
the proposed improvements are likely to
ca
use substantial environmental damage or
substantially an
d avoidably injure fish
or wildlife or their habita
t.

The proposed design and improvement of the map
has not been f ound likely to cause environmental
damage or substantially and avoidable inj ure fish
or wildlife or the ir habitat. Th is finding is further supported by the project’s determination of no new
effects under the Guidelines for the Implementation
of the Califo rnia Environmental Qu ality Act
(CEQA), included as recommended Finding No. 6
of the Tentative Subdivision Map.
(f) That the design of the subdivision or
type of improvements is likely to cause
serious public health problems.

The proposed design of the map has been found to
not cause serious public health problems . This is
included as recommended Finding No. 2 of the
Tentative Subdivision Map.
(g) That the design of the subdivision or
the type of improvements will conflict
wi
th easements, acquired by the public at
large, for access throu
gh or use of,
prop
erty within the proposed subdivision.

The proposed design of the map does not conflict
with any existing or pr oposed easements located
on or adjacent to t he subject property. This is
included as recommended Find ing No. 5 of the
Tentative Subdivision Map.

Environmental Review
An In itial Study and Mitigated Negative Dec laration were prepar ed for the proposed project.

Initial Study and Mitigated Negative Declaration No. 202 1-33 disclosed that environmental impacts are determined to be less than significant with the incorporation of mitigation to address significant impacts to the following resources:
• Eight (8) mitigation measures pertaining to Biological Resources to reduce impacts of the Project to special -status wildlife species (i .e., Swainson's H awk, San Joaquin Kit Fox, Western Burrowing Owl).
• Two (2) mitigation measures pertaining to Cu ltural Resources to reduce the impacts of the Pro ject on the potential of exposing historical or archaeological materials duri ng construction.
• One (1) mitigation measure pertaining to submittal of plans for storm water pollution and pollutant discharge to reduce impacts to S oil Erosion or the loss o f topsoil at the Project site.
• Two (2) mitigation measures pertaining to Noise to reduce the impacts of the Project related to construction noise and existing nearby industrial uses. • One (1) mitigation measure pertaining to payment of transportation impact fees to reduce impacts to Traffic at the Project site.

One mitigation measure will result in an impa ct to future residential property owners wi thin the project, wherein covenants will be rec orded on all lots to disclose noise exposure from stationary industrial equipment adjacent to the Project site. With the mitigation incorporated i nto the project, staff concludes that Initial Study and Mi tigated Negative Declaration No. 2021- 33 adequately analyzes and addresses the portions of the proposed project described in this report that are being sought for approval and reduces environmental impacts to a les s than significant level. As noted above the environmental review for several portions of the development project will need to be reviewed based on the invalidation of G PA 2021-01 prior to those portions of the project being considered for approval.

RECOMMENDED FINDINGS
General Plan Amendment

1. That the propos ed General P lan Amendment is cons istent with the goals, objectives, and policies of the General Plan, and is not detrimental to the public health, saf ety, or welfare, or materially injurious to properties or improvements in the vicinity.

2. That the pr oposed General Plan Amendment changing 1 8.8 acres of Residential Very Low Density designation to 15.7 acres of Residential Low Density designation and 3.1 acres of Parks / Recreation will not impose new land uses or development that wil l adversely affect the subject site or adjacent properties.

3. That the proposed l and use designations under the proposed General Plan Amendment results in land uses that suitably buffer and provide an efficient transition between the existing and future industrial uses to the north and the pro posed residential uses within the project site.

4. That the General Plan Amendment will help facilitate additional residential units within the Tier 1 and 2 U rban Development Boundaries. The proposed subdivision is compatible with the adjacent residential uses.

5. That an Init ial Study was prepare d for this project, consis tent with CEQA, which disclosed that environmental impacts are determined to be not significant and that Mitigated Negative Declaration No. 2021-33, is hereby adopted. Furthermore, the design of the subdivision and the proposed im provements are not likely t o cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat.

Change of Zone

1. That the proposed Change of Zone is consiste nt with the intent of the General Plan and Zoning Ordinance, and is not detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity.

2. That the proposed Change of Zone changing 4.7-acres of R-1-20 (Single-family Residential, 20,000 square feet minimum lot size) zone to 1.0 acre of QP (Quasi-Public) and 3.7 acres of R-1-5 (Single-family Residential, 5,000 square feet minim um lot size ) zone, will no t impose new land uses or devel opment that will ad versely affect t he subject site or adjacent properties.

3. That the Change of Zone will help facilitate additional residential units within the Tier 1 Urban Development Boundary. The proposed subdivision is compati ble with the adjacent residential uses.

4. That an Initial Study was prepared for this project, consis tent with CEQA, which disclosed that environmental impacts are determin ed to be not significant and that Mitigated Negative Declaration No. 2021-33, is hereby adopted. Furthermore, the design of the sub division and the proposed improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat.

Shepherds Ranch I Tentative Subdivision Map No. 5581

1. That the proposed location and layout o f the Shepherds Ranch I Tentative Subdivision Map No. 5581, its improvement and design, and the conditions under whi ch it will be maintained, is consi stent with the policies and intent of the General Pla n, Zoning Ordinance, and Subdivision Ordinance. The 10 -acre project site, which is the site of the proposed 41 l ot single-family re sidential subdivision, is consist ent w ith L and Use Policy LU -P-19 of the General Plan. Policy LU-P-19 states “ensure that growth occurs in a compact and concent ric fashion by implementing the General Plan’s phased growth strategy.”

2. That the proposed Shepherds Ranch I Tentative Subdivision Map No. 5581, its improvement and design, and the conditions under which it will be maintained will not be detrimental to the public health, safety, or welfare, nor materially injurious to properties or improvements in the vicinity, nor is it like ly to cause s erious public health problems. T he proposed tentative subdivision map will be c ompatible with adjacent l ight indust rial land uses based on the inclusion of improvements to the north that include a linear park and sound wall. The project site is bordered by existing residential development to the east and south.

3. That the site is physically suitable for the proposed tent ative subdivision map. The project is consistent with the intent of the Gen eral Plan and Zoning Ordinance and Subdivision Ordinance, and is not de trimental to the public health, safety, or welfare or materially injurious to properties or improve ments in th e vicinity . The project si te is adjacent to land zoned for residential development, and the subdivision itself is designated as Low Density Residential and developed at a density of 4.39 units per acre, excluding the linear park.

4. That the site is ph ysically suitable for the proposed ten tative subdivis ion map and the project’s density, which is consistent wi th the proposed Low Densi ty R esidential Gen eral Plan Land Use Desi gnation and is being developed at a density of 4.3 9 units per ac re. The design of the proposed subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of , property within the proposed subdivision. The 41-lot subdivision is designed to comply with t he City’s Engineering Improvement Standards . Areas of dedication will be obtained as part of the tentative map recording for new street improvements, includin g the construction of curb, gutter, curb return, sidewalk, parkway landscaping, and pavement.

5. That the design of th e proposed subdivision and the type of improvements w ill not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision. The 41- lot subdivision is designed to comply with the City’s Engineering Improvement Standards. A reas of dedication will be obtained as part of the tentative map recording.

6. That an Initial Stud y was prepare d for this project, consiste nt with CEQA, which disclosed that environmental impacts are determined to be not si gnificant and that Mitigat ed Negative Declaration No. 20 21-33, is hereby adopted. Furthermore, the design of the subdivision or the proposed i mprovements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat.

RECOMMENDED CONDITIONS
Shepherds Ranch I Tentative Subdivision Map No. 5581

1. That the Project (Shepherds Ranch I Tentative Subdivision Map # 5581) be developed in substantial compliance with the comments and conditions of the Si te P lan Rev iew Committee a s set fo rth under Site Plan Review No. 20 21-017, incorporated herein by reference.

2. That the Project be prepared in substantial compliance with the subdivision map as Exhibit “C”.

3. That the Project incorporate a linear park and 7-foot tall wall in Outlot B of the Sh epherds Ranch I Tentative Subdivision Map #5581 as depicted in Exhibit “B” that contains trees, landscaping, irrigation, and trail improvement s. A permit applicati on for the improvement plans for the park and wall shall be submitted to the C ity prior to t he issuance of the first building permit for a dwelling unit within th e subdivision, and the permit application shall be issued and installation of improvement s shall commence prior to the final of the first building permit for a dwelling unit within the subdivision.

4. That all lots that are a minimum of 5,000 square feet in area and shall comply with the R-1-5 (Single-Family Residential 5 ,000 sq. ft. min. site ar ea) zone district standards for the front, side, street side yard, and rear yard setbacks.

5. That the block walls located within the landscape and lighting district Outlot A shall transition to three-foot height adjacent to the street side yard setbacks for Lot 23 of Exhibit “C”.

6. That a concrete block or mas onry wall sh all be erected and/or impr oved along the north property line of the Project that is shared with adjacent Light Industrial-designated land uses to a height not less than seven (7) feet.

7. That the mitigation me asures found within the Mi tigation Monitoring Plan for Mitigated Negative Declaration No. 2021-33 are hereby inc orporated as conditions of the Shepherds Ranch I Tentative Subdivision Map # 5581, including but not limited to:
• Prior to final ma p recordation, the Developer shall r ecord a covenant on all lot s to disclose noise exposure from the sta tionary industrial equipment adjacent to the Project site. The covenant will ensure future residential property owners are notified of the potential noise impacts as follows:
“Property owner(s) of lots within the Shepherds Ranch I / Shepherds Ranch II Project are hereby notified that noise levels from adjacent industr ial operations may exceed the City of Visalia 2030 General Plan and Municipal Code daytim e and nighttim e noise level standards of 50 dB Leq/L50 and 45 dB Leq/L50, respectively.”

8. That the Project be null and void unless General Plan Amendment No. 2021-03 and Change of Zone No. 2021-04 are approved by the City of Visalia.

9. That prior to the issuance of a ny res idential building perm it on the site, the applica nt / developer shall obtain and provide the City with a valid Will Serve Letter from the California Water Service Company.

10. That the Project shall have its final map recorded (or, if the project is being developed in multiple phases, all final maps associated with the project recorded) prior to th e final map recording of any phase of the Shepherds Ranch II Tentative Subdivision Map #5589.

11. That in the event in which a seco ndary temporary access po int is necessa ry for the subdivision due to requirements by the Visalia Fire Department, such temporary access shall be located on Lot 19 by the extension of Grove Avenue to Shirk Street (as shown on Exhibit “C”) and shall be removed upon completion of the westerly street connection of Allen Avenue (as shown on Exhibit “C”) to Road 88.

12. That any second-story windows of residences on lots that front onto Shirk Street (Lot s 18 thorough 23 of the map shown on Exhibit “C”) shall be upgraded to have a STC rating of 32.

13. That all applicable federal, state, regional, and city policies and ordinances be met.

APPEAL INFORMATION
General Plan Amendment, Change of Zone
For th e General Plan Amendment and Change of Zone, the Planning Commission’s recommendations on these matters are advisory only. The final decisions will be by the Vi salia City Council following a public heari ng. Therefore, the Pl anning Comm ission’s recommendations in these matters are not appealable.

Shepherds Ranch I Tentative Subdivision Map
According to the City of Visalia Subdivision Ordinance Section 16.28.080, an appeal to the City Council may b e submitted within ten days following the date of a decision by the Planning Commission. An appe al with ap plicable fees shall be in writing and shall be filed with the City Clerk at 220 North Santa Fe St., Visalia, CA 93 292. The app eal shall specify erro rs or abuses of discretion by the Plannin g Commission, or decisions not supported by th e evidence in t he record. The appeal for m can be found on the C ity’s website www.visalia.city or from the City Clerk.

Attachments:
• Related Plans and Policies
• Resolution No. 2021-35 – General Plan Amendment No. 2021-03 • Resolution No. 2021-36 – Change of Zone No. 2021-04
• Resolution No. 2021-37 – Shepherds Ranch I Tentative Subdivision Map #5581 • Exhibit "A" – Overall Development Plan
• Exhibit “B” – Linear Park Conceptual Exhibit
• Exhibit “C” – Subdivision Map: Shepherds Ranch I
• Exhibit “D” – not used
• Exhibit “E” – not used
• Exhibit “F” – Existing General Plan land use designation map • Exhibit “G” – Existing zoning designation map
• Exhibit “H” – Proposed General Plan land use designation map • Exhibit “I” – Proposed zoning designation map
• Exhibit “J” – Project Description
• Exhibit “K” – Lot Fit Analysis Exhibit
• Initial Study / Mitigated Negative Declaration [Appendices included as electronic attachments: Air Quali ty/GHG, Biological, Cultural Resources, No ise / Acoustica l Analysis , Traffic Impact Study]
• Site Plan Review Item No. 2021-017 Comments
• Site Plan Review Item No. 2021-229 Comments
• General Plan Land Use Map
• Zoning Map
• Aerial Map
• Location Map

RELATED PLANS AND POLICIES
General Plan and Zoning: The following General Plan and Zoning Ordinance policies apply to the proposed project:

General Plan Land Use Objectives / Policies:

LU-P-19: Ensure that growth occurs in a compact and concentric fashion by implementi ng the General Plan’s phased growth strategy. The General Plan Land Use Diagram establishes three growth rings to accommodate estima ted City population for the years 2020 and 2030. The Urban Development Boundary I (UDB I) shares its boundaries with the 2012 city limits. The Ur ban Development Boundary II (UDB II) defines the urbanizable area within which a full range of urban services will need to be extended in the f irst phase of anticipated g rowth with a target buildout population of 178,000. The Urban Growth Boundary (UGB) defines full buildout of the General Plan with a target buildout population of 210,000. Each growth ring enables th e City to expand in all four quadrants, reinforcing a concentric growth pattern.

LU-P-21: Allow annexation and development of residential, com mercial, regional reta il, and industrial land to occur within the Urban Development Boundary (Tier II) and the U rban Growth Boundary (Tier III) consistent with the City’s Land Use Diagra m, according to the following phasing thresholds: • “Tier II”: Tier II supports a tar get buildout population of approximately 178,000. The expansion criteria for land in Tier II is t hat land would only become available for development when building permits have been issued in Tier I at the following level s, starting from April 1, 2010:

Residential: after permits for 5,850 housing units have been issued.

LU-P-54: Update the Zoning Ordinance to reflect the Very Low Density Residential designation on the Land Use Diagram and create opportunities for residential dwellings at 0.1 to 2 units per gross acre, providing for single-family detached housing on large lots and a rural residential transition to surrounding agricultural areas.

LU-P-55: Update the Zoning Ordinance to reflect the Low Density Residential designation on the Land Use Diagram for development at 2 to 10 dwelling units per gross acre, facilitating new planned neighborhoods and infill development in established areas. This designation is intended to provide for single-family detached housing with densities typical of single-family subdivisions. Duplex units, townhouses, and small-lot detached housing may be incorporated as part of Low Density Residential developments. Development standards will ensure that a desirable single-family neighborhood character is maintained.

LU-O-34 Ensure compatibility between industrial lands and adjacent dissimilar land uses.

LU-P-103 Require buffering land uses adjacent to existing or planned residential areas adjacent to industrial designations. Such uses may include parks, drainage ponds, open space, or other such uses.

Zoning Ordinance Chapter for R-1 Zone
Chapter 17.12
R-1 SINGLE-FAMILY RESIDENTIAL ZONE

17.12.010 Purpose and intent.

In the R-1 single-family residential zones (R-1-5, R-1-12.5, and R-1-20), the purpose and intent is to provide living area within the city where development is limited to low density concentrations of one-

family dwellings where regulations are designed to accomplish the following: to promote and encourage a suitable environment for family life; to provide space for community facilities needed to compliment urban residential areas and for institutions that require a residential environment; to minimize traffic congestion and to avoid an overload of utilities designed to service only low density residential use.

17.12.015 Applicability.

The requirements in this chapter shall apply to all property within R-1 zone districts.

17.12.050 Site area.

The minimum site area shall be as follows:

Zone Minimum Site Area
R-1-5 5,000 square feet
R-1-12.5 12,500 square feet
R-1-20 20,000 square feet
A. Each site shall have not less than forty (40) feet of frontage on the public street. The minimum width shall be as follows:

Zone Interior Lot Corner Lot
R-1-5 50 feet 60 feet
R-1-12.5 90 feet 100 feet
R-1-20 100 feet 110 feet
B. Minimum width for corner lot on a side on cul-de-sac shall be eighty (80) feet, when there is no landscape lot between the corner lot and the right of way.

17.12.060 One dwelling unit per site.

In the R-1 single-family residential zone, not more than one dwelling unit shall be located on each site, with the exception to Section 17.12.020(J).

17.12.080 Front yard.

A. The minimum front yard shall be as follows:

Zone Minimum Front Yard
R-1-5 Fifteen (15) feet for living space and side-loading garages and twenty-two (22) feet for front-loading garages or other parking facilities, such as, but not limited to, carports, shade canopies, or porte cochere. A Porte Cochere with less than twenty-two (22) feet of setback from property line shall not be counted as covered parking, and garages on such sites shall not be the subject of a garage conversion.

R-1-12.5 Thirty (30) feet
R-1-20 Thirty-five (35) feet
B. On a site situated between sites improved with buildings, the minimum front yard may be the average depth of the front yards on the improved site adjoining the side lines of the site but need not exceed the minimum front yard specified above.

C. On cul-de-sac and knuckle lots with a front lot line of which all or a portion is curvilinear, the front yard setback shall be no less than fifteen (15) feet for living space and side-loading garages and twenty (20) feet for front-loading garages.

17.12.090 Side yards.

A. The minimum side yard shall be five feet in the R-1-5 and R-1-12.5 zone subject to the exception that on the street side of a corner lot the side yard shall be not less than ten feet and twenty-two (22) feet

for front loading garages or other parking facilities, such as, but not limited to, carports, shade canopies, or porte cocheres.

B. The minimum side yard shall be ten feet in the R-1-20 zone subject to the exception that on the street side of a corner lot the side yard shall be not less than twenty (20) feet.

C. On a reversed corner lot the side yard adjoining the street shall be not less than ten feet.

D. On corner lots, all front-loading garage doors shall be a minimum of twenty-two (22) feet from the nearest public improvement or sidewalk.

E. Side yard requirements may be zero feet on one side of a lot if two or more consecutive lots are approved for a zero lot line development by the site plan review committee.

F. The placement of any mechanical equipment, including but not limited to, pool/spa equipment and evaporative coolers shall not be permitted in the five-foot side yard within the buildable area of the lot, or within five feet of rear/side property lines that are adjacent to the required side yard on adjoining lots.

This provision shall not apply to street side yards on corner lots, nor shall it prohibit the surface mounting of utility meters and/or the placement of fixtures and utility lines as approved by the building and planning divisions.

17.12.100 Rear yard.

In the R-1 single-family residential zones, the minimum yard shall be twenty-five (25) feet, subject to the following exceptions:

A. On a corner or reverse corner lot the rear yard shall be twenty-five (25) feet on the narrow side or twenty (20) feet on the long side of the lot. The decision as to whether the short side or long side is used as the rear yard area shall be left to the applicant's discretion as long as a minimum area of one thousand five hundred (1,500) square feet of usable rear yard area is maintained. The remaining side yard to be a minimum of five feet.

B. Accessory structures not exceeding twelve (12) feet may be located in the required rear yard but not closer than three feet to any lot line provided that not more than twenty (20) percent of the area of the required rear yard shall be covered by structures enclosed on more than one side and not more than forty (40) percent may be covered by structures enclosed on only one side. On a reverse corner lot an accessory structure shall not be located closer to the rear property line than the required side yard on the adjoining key lot. An accessory structure shall not be closer to a side property line adjoining key lot and not closer to a side property line adjoining the street than the required front yard on the adjoining key lot.

C. Main structures may encroach up to five feet into a required rear yard area provided that such encroachment does not exceed one story and that a usable, open, rear yard area of at least one thousand five hundred (1,500) square feet shall be maintained. Such encroachment and rear yard area shall be approved by the city planner prior to issuing building permits.

17.12.110 Height of structures.

In the R-1 single-family residential zone, the maximum height of a permitted use shall be thirty-five (35) feet, with the exception of structures specified in Section 17.12.100(B).

17.12.120 Off-street parking.

In the R-1 single-family residential zone, subject to the provisions of Chapter 17.34.

17.12.130 Fences, walls and hedges.

In the R-1 single-family residential zone, fences, walls and hedges are subject to the provisions of Section 17.36.030.

RESOLUTION NO. 2021-35

A RESOLUTION OF THE PLANNING COMMISSION OF

THE CITY OF VISALIA, RECOMMENDING APPROVAL OF GENERAL PLAN AMENDMENT NO. 2021-03: A REQUEST TO AMEND THE GENERAL PLAN LAND USE DESIGNATIONS ON TWO PARCELS TOTALING 50 ACRES, RESULTING IN

THE REMOVAL OF A RESIDENTIAL VERY LOW DENSITY LAND USE

DESIGNATION, ADDITION TO A LOW DENSITY RESIDENTIAL LAND USE

DESIGNATION, AND ESTABLISHMENT OF A PARKS/RECREATION LAND USE DESIGNATION. THE PROJECT SITE CONSISTS OF TWO PARCELS LOCATED BETWEEN SHIRK STREET AND ROAD 88, 300 FEET SOUTH OF W. PERSHING COURT. (APN: 081-030-046, 080)

WHEREAS, General Plan Amendment No. 2021-03 is a request to amend the General Plan land use designations on two parcels totaling 50 acres, resulting in the removal of a Residential Very Low Density land use designation, addition to a Low Density Residential land use designation, and establishment of a Parks/Recreation land use designation. The project site consists of two parcels located between Shirk Street and Road 88, 300 feet south of W. Pershing Court. (APN: 081-030-046, 080); and, WHEREAS, the Planning Commission of the City of Visalia, after duly published notice, held a public hearing before said Commission on July 25, 2022; and, WHEREAS, the Planning Commission of the City of Visalia considered General Plan Amendment No. 2021-03 to be in accordance with Section 17.54.070 of the Zoning Ordinance of the City of Visalia and on the evidenc e contained in the staff report and testimony presented at the public hearing; and
WHEREAS, an Initial Study was prepared which disclosed that no significant environmental impacts would result from this project with the incorporation of mitigation measures.

NOW, THEREFORE, BE IT RESOLVED that the Planning Commission recommends that the C ity Council adopt Mitigated Negative Declaration No. 2021-33 for General Plan Amendment No. 2021- 03 that was prepared consistent with the California Environmental Quality Act and City of Visalia Environmental Guidelines.

NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Visalia recommends approval to the City Council of General Plan Amendment No. 2021-03 based on the following specific findings and evidence presented:

1. That the proposed General Plan Amendment is consistent with the goals, objectives, and policies of the General Plan, and is not detrimental to the public health, saf ety, or welfare, or materially injurious to properties or improvements in the vicinity.

2. That the pr oposed General Pl an Amendment changing 18.8 acres of Residential Very Low Density designation to 15.7 acres of Residential Low Density designation and 3.1 acres of Parks / Recreation will not impose new land uses or development that will adversely affect the subject site or adjacent properties.

Resolution No. 2021-35

3. That the pro posed l and use des ignations under the proposed General Plan Amendment results in land uses that suitably buffer and pro vide an efficient transition between the exis ting and future industrial uses to the north and the proposed residential uses within the project site.

4. That the General Plan Amendment will help facilitate additional residential units within the Tier 1 and 2 Urban Development Boundaries. The proposed subdivision is compatible with the adjacent residential uses.

5. That an Init ial Study was prepare d for this project, consis tent with CEQA, which disclosed that environmen tal impacts are determined to be not signifi cant and that Mitigated Negative Declaration No. 2021 -33, is hereby adopted. Fu rthermore, the design of the subdivision and the proposed im provements are not likely t o cause substantial environmental damage nor s ubstantially and avoidably injure fish or wildlife or their habitat.

BE IT FURTHER RESOLVED that the Planning Commission of the City of Visalia recommends approval to the City Council of General Plan Amendment No. 2021-03, as depicted per Exhibit “A”, on the real property described herein, in accordance with the terms of this resolution and under the provisions of Section 17.5 4.070 of the Ordinance Code of the City of Visalia.

Resolution No. 2021-35

Exhibit “A”

GENERAL PLAN AMENDMENT NO. 2021-03
Planning Commission
Resolution No. 2021-35
Resolution No. 2021-35

RESOLUTION NO. 2021-36

A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF VISALIA, RECOMMENDING APPROVAL OF CHANGE OF ZONE NO. 2021-04: A REQUEST TO CHANGE THE ZONING ON ONE PARCEL TOTALING 10 ACRES, RESULTING IN THE REMOVAL OF A R-1-20 (SINGLE-FAMILY RESIDENTIAL 20,000 SQUARE FOOT MINIMUM LOT AREA) ZONE DESIGNATION, ADDITION TO A R-1-5 (SINGLE-FAMILY RESIDENTIAL 5,000 SQUARE FOOT MINIMUM LOT AREA)

ZONE DESIGNATION, AND ESTABLISHMENT OF A QP (QUASI-PUBLIC) ZONE DESIGNATION. THE PROJECT SITE CONSISTS OF ONE PARCEL LOCATED ON THE WEST SIDE OF SHIRK STREET, 300 FEET SOUTH OF W. PERSHING COURT. (APN: 081-030-046)

WHEREAS, Change of Zone No. 202 1-04 is a request to change the zoning on one parcel totaling 10 acres, resulting in the removal of a R -1-20 (Si ngle-family Residential 20,000 square foot minim um lot area) zone designation, addition to a R -1-5 (Single-family Residential 5,000 square foot minimum lot area) zone designation, and establishment of a QP (Quasi -Public) zone designation. The project site consists of one parcel located on the west side of Shirk Street , 300 feet south of W. Pershing Court. (APN: 081-030-046); and

WHEREAS, the Planning Commission of the City of Visalia, after duly published notice, held a public hearing before said Commission on July 25, 2022; and

WHEREAS, the Planning Commission of the City of Visalia considered Change of Zone No. 2021-04 to be in accordance with Section 17.44.070 of the Zoning Ordinance of the City of Visalia and on the evidence contained in the staff r eport and testimony presented at the public hearing; and

WHEREAS, an Initial Study was prepared which disclosed that no significant environmental impacts would result from this project with the incorporation of mitigation measures.

NOW, THEREFORE, BE IT RESOLVED that the Planning Commission recommends that the City Council adopt Mitigated Negative Declaration No. 2021-33 for Change of Zone No. 20 21-04 that was prepared consistent with the California Environmental Quality Act and City of Visalia Environmental Guidelines.

NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Visalia recommends approval to the City Council of Change of Zone No. 2021 -04 based on the following specific findings and evidence presented:

1. That the proposed C hange of Zone is consistent with the intent of the General Plan and Zoning Ordinance, and is not detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity.

2. That the proposed Change of Zone changing 4.7-acres of R -1-20 (Single-family Residential, 20, 000 square f eet minimum lot size) zone to 1.0 acre of Q P (Quasi - Public) and 3. 7 acres of R -1-5 (Single- family Residential, 5,000 square f eet Resolution No 2021-36
minimum lot size ) zone, will no t impose new land uses or development that will adversely affect the subject site or adjacent properties.

3. That the Change of Zone will help facilitate additional resident ial units within the Tier 1 Urban Development Boundary. The proposed sub division is compati ble with the adjacent residential uses.

4. That an Initial Study was prepared for this project, consis tent with CEQA, which disclosed that environmental impacts are determin ed to be not significant and that Mitigated Ne gative Declaration No . 202 1-33, is hereby adopted. Furthermo re, the design of the subdivision and the proposed improve ments are not likely to cause substantial environmental damage nor substantially and avoidabl y injure fish or wildlife or their habitat.

BE IT FURTHER RESOLVED that the Planning Commission of the C ity of Visalia recommends approval to the City Council of Change of Zone No. 2021 -04, as depicted per Exhibit “A”, on the real property described herein, in accordance with the terms of this resolution and under the provisions of Section 17.44.070 of the O rdinance Code of the City of Visalia.

Exhibit “A”

CHANGE OF ZONE NO. 2021-04
Planning Commission
Resolution No. 2021-36
Resolution No 2021-36

RESOLUTION NO 2021-37

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF VISALIA APPROVING SHEPHERDS RANCH I TENTATIVE SUBDIVISION MAP NO. 5581: A REQUEST TO SUBDIVIDE 10 ACRES INTO A 41-LOT SINGLE-FAMILY

RESIDENTIAL SUBDIVISION WITH TWO OUT LOTS FOR LANDSCAPING, LIGHTING, AND PARK PURPOSES. THE PROJECT SITE CONSISTS OF ONE PARCEL LOCATED ON THE WEST SIDE OF SHIRK STREET, 300 FEET SOUTH OF W. PERSHING COURT. (APN: 081-030-046)

WHEREAS, Shepherds Ranch I Tentative Subdivision Map No. 5581 is a request to subdivide 10 acres into a 41-lot single-family residential subdivision with two out lots for landscaping, lighting, and park purposes. The project site consists of one parcel located on the west side of Shirk Street, 300 feet south of W. Pershing Cour t. (APN: 081-030-046); and

WHEREAS, the Planning Commiss ion of the City of Visalia, after duly published notice held a public hearing before said Commission on July 25, 2022; and

WHEREAS, the Planning Commission of the City of Visalia finds the tentative subdivision map in accordance with Chapter 16.16 of the Subdivision Ordinance of the City of Visalia , based on the evidence contained in the staff report and testimony presented at the public hearing; and

WHEREAS, an Initial Study was prepared which disclosed that no significant environmental impacts would r esult from this project with the incorporation of mitigation measures.

NOW, THEREFORE, BE IT RESOLVED that the Planning Commission hereby adopts Mitigated Negative Declaration No. 202 1-33 for Shepherds Ranch I Tentative Subdivision Map No. 5581 that was prepared consistent with the California Environmental Quality Act and City of Visalia Environmental Guidelines.

NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Planning Commission of the City of Visalia approves the proposed tentative subdivision map based on the following specific findings and based on the evidence presented:

1. That the proposed location and layout of the Shepherds Ranch I Tentative Subdivision Map No. 5581, its improvement and d esign, and the conditions under which it will be maintained , is consistent with the policies and intent of the Ge neral Plan, Zoning Ordinance, and Subdivision Ordinance. The 10-acre project site, which is the site of the proposed 4 1 lot single-family residential subdivision, is consistent with Land Use Policy LU -P-19 of the General Plan. Policy LU -P-19 states “ensure Resolution No. 2021-37
that growth occurs in a compact and concentric fashion by implementing the General Plan’s phased growth strategy.”

2. That the proposed Shepherds Ranch I Tentative Subdivision Map No. 5581, its improvement and design, and the conditions under which it will be maintained will not be detrimental to the public health, safety, o r welfare, nor materially injurious to properties or improvements in the vicinity, nor is it like ly to cause s erious public health problems. The proposed tentative subdivision map will be c ompatible with adjacent light industrial land uses based on the inc lusion o f improvements to the north that include a li near park and sound wall. The project site i s bordered by existing residential development to the east and south.

3. That the site is physically suitable for the pr oposed tentative subd ivision map. The project is consistent with the intent of the Gen eral Plan and Zoning Ordinance and Subdivision Ordinance, and is not detrimental to the public health, safety, or welfare or materially injurious to properties or improvements in the vicinity. The project site is adjacent to land zoned for residential development, and the subdivision itself is designated as Low Density R esidential and developed at a density of 4.39 units per acre, excluding the linear park.

4. That the site is ph ysically suitable for the proposed ten tative subdivision map and the project’s density, which is consistent wi th the proposed Low Density Residential General Plan Land Use Designation and is being developed at a density of 4.39 units per acre. The design of the proposed subdivision or the type of improvements will not conflict with easemen ts, acquired by the publi c at large, for access through or use of , p roperty within the proposed subdivision. The 4 1-lot subdivision is designed to comply with the City’s Engineering Improvement Standards. Areas of dedication will be o btained as part of the tentative map recording for new street improvements, including the construction of curb, gutter, curb return, sidewalk, parkway landscaping, and pavement.

5. That the desig n of the proposed subdivision and the type of improvements w ill not conflict with easements acquired by the publi c at large for access through or us e of property within the proposed subdivision. The 4 1-lot subdivision is designed to comply with the City’s Engineering Improvement Standards. Areas of dedication will be obtained as part of the tentative map recording.

6. That an Initial Study was prepare d for this project, consistent with CEQA, which disclosed that environmental impacts are determined to be not significant and that Mitigated Negative Declaration No. 20 21-33, is hereby adopted. Furthermore, the design of the subdivision or the proposed i mprovements are not likely to cause substantial environmental damage nor substantially and avoidably injure fi sh or wildlife or their habitat.

BE IT FURTHER RESOLVED that the Planning Commission hereby approves Shepherds Ranch I Tentative Subdivision Map No. 5581 on the real property hereinabove described in accordance with the terms of this resolution under the Resolution No. 2021-37
provisions of Section 16.16.110 of the Ordinance Code of the City of Visalia, subject to the following conditions:

1. That the Project (Shepherds Ranch I Tentative Subdivision Map # 5581) be developed in substant ial compliance with the comments and conditions of the Site Plan Rev iew Committee as set forth under Site Plan Review No. 2021 -017, incorporated herein by reference.

2. That the Project be prepared in substantial compliance with the subdivision map as Exhibit “C”.

3. That the Project incorporate a linear park and 7-foot tall wall in Outlot B of the Shepherds Ranch I Tentative Subdivision Map #5581 as depicted in Exhibit “B” that contains trees, landscaping, irrigation, and trail improvement s. A permit application for the improvement plans for the park and wall shall be submitted to the City prior to the issuance of the first building permit for a dwelling unit within t he subdivision, and the permit application shall be issued and installation of improvement s shall commence prior to the final of the first building permit for a dwelling unit within the subdivision.

4. That all lots that are a minimum of 5,000 square feet in area and shall comply with the R -1-5 (Single-Family Residential 5,000 sq. ft. min. site ar ea) zone distr ict standards for the front, side, street side yard, and rear yard setbacks.

5. That the block walls located within the l andscape and l ighting district Outlot A shall transition to three- foot height adjacent to the street side yard setbacks for Lot 23 of Exhibit “C”.

6. That a concrete block or mas onry wall shall be erected and/or improved along the north property line of the Project that is shared with adjacent Light Industrial - designated land uses to a height not less than seven (7) feet.

7. That the mitigation measures found within the Mi tigation Monitoring Plan for Mitigated Negative Declarati on No. 20 21-33 are hereby inc orporated as conditions of the Shepherds Ranch I Tentative Subdivision Map # 558 1, including but not limited to:
• Prior to final map recordation, the Developer shall record a covenant on all lots to disclose noise exposure from the stationary industrial equipment adjacent to the Project site . The covenant will ensure future residential property owners are notified of the potential noise impacts as follows:
“Property owner(s) of lots within the Shepherds Ranch I / Shepherds Ranch II Project are hereby notified that noise levels from adjacent indust rial operations may exceed the City of Visalia 2030 General Plan and Municipal Code daytim e and nighttim e noise level standards of 50 dB Leq/L50 and 45 dB Leq/L50, respectively.”

8. That the Project be null and void unless General Plan Amendment No. 2021-03 and Change of Zone No. 2021-04 are approved by the City of Visalia.

Resolution No. 2021-37

9. That prior to the issuance of any residential building permit on the site, the applicant / developer shall obtain and pr ovide the City with a valid Will Serve Letter from the California Water Service Company.

10. That the Project shall have its final map recorded (or, if the project is being developed in multiple phas es, all final maps associated with the project recorded) prior to the final map recording of any phase of the Shepherds Ranch II T entative Subdivision Map #5589.

11. That in the event in which a secondary temporary access point is necessary for the subdivision due to requirements by the Visalia Fire Department, such temporary access shall be located on Lot 19 by the extension of Grove Avenue to Shirk Stree t (as shown on Exhibit “C”) and shall be removed upon completion of the westerly street connection of Allen Avenue (as shown on Exhibit “C”) to Road 88.

12. That any second-story windows of residences on lots that front onto Shirk Street (Lots 18 thorough 23 of the map shown on Exhibit “C”) shall be upgraded to have a STC rating of 32.

13. That all applicable federal, state, regional, and city policies and ordinances be met.

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EXERCISE STATION &

BENCHES

LINEAR PARK CONCEPT
Iron Ridge
Visalia, California

MASONRY
WALL
0 30’ 60’ 125’

EXERCISE STATION &

BENCHES

PARK ID SIGN

TRAIL REPLACE SIDEWALK IN THE
STREET

PROPERTY BOUNDARY

SHIRK ROAD

ALLEN AVENUEGROVE AVENUE

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STREET B23456789101112131415161718192021222425262728293031333435363738394041 LOT A
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ROAD 88, LLCD.N. 2020-0039320PARCEL 1PM 190820 PM 09, T.C.R.

PARCEL 2PM 190820 PM 09, T.C.R.
148OUTLOT B
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℄SHEET 1 OF 1SHEPHERDS RANCH ITENTATIVE MAP
NNPERSHING AVENUEWEST GROVE AVENUEWEST NICHOLAS COURTWEST HURLEY AVENUEWEST GOSHEN AVENUEROAD 88ROAD 92 SHIRK ROAD (ROAD 92)
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Residential Very Low Density
Residential Low Density

18.8 Acres

32.0 Acres
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4.7 Acres

40.5 Acres

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47.2 Acres

3.6 Acres
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601 Pollasky Avenue, Suite 301 ⬥ Clovis, California 93612 ⬥ Tel (559) 449-2400 ⬥ Fax (559) 733-7821 ⬥ www.qkinc.com MEMO
Date: July 8, 2022
To: City of Visalia Planning Division
From: Ethan Davis, Associate Planner
Subject: Shepherds Ranch I and II Project Description

INTRODUCTION/BACKGROUND
The following information pertains to the proposed Shepherds Ranch I (Project 1) and Shepherds Ranch II (Project 2) subdivision projects being filed with the City of Visalia (City) Planning Department. The Shepherds Ranch I project includes a Tentative Subdivision Map, General Plan Amendment, and Change of Zone. Shepherds Ranch II includes an Annexation, General Plan Amendment, Prezone, Tentative Subdivision Map and a Tentative Parcel Map. For the purpose of this project description, the Shepherds Ranch I and II General Plan Amendment and Change of Zone/Prezone will be combined under one application.

This Project d escription describes the details of the proposal and expands on information not within the development application for the subdivision within the Project site . The proposed Project would allow the applicant, D.R. Horton, the ability to construct a single-family residential community.

The Change of Zone/Prezone and General Plan Amendment that will alter the land use designations and zoning districts of the Project 1 10.31-acre parcel (APN: 081-030-46) and the Project 2, 40.0-acre parcel (APN: 081-030-36) between Road 88 south of Goshen Avenue and Shirk Street, within the Tier One and Tier Two Urban Growth Boundary. The client will process one Tentative Subdivision Map as a part of Project 1. Project 2 will propose a Tentative Parcel Map that will create three parcels due in order to adequately finance restrictions when purchasing property. Direction from the City of Visalia staff includes environmental review of both Projects in a single document to satisfy California Environmental Quality Act (CEQA). The northern half of the 10.3 -acre property (Project 1) is currently planned and zoned for Very Low Density (R-1-20) and the southern half is zoned for Low Density ( R-1-5). Similarly, Project 2 is currently planned for Very Low Density along the northern and western property boundaries and on the interior, it is planned for Low Density Residential. The General Plan Amendment proposes to change the existing Very Low- Density Residential land use designation to Residential Low Density land use designation. In addition, a park strip will along the entire northern property lines will be designated as Park/Recreation . In order to maintain consistency with the General Plan a Change of Zone/Prezone is also proposed and will result in a change from all R-1-20 to R-1-5 and the addition of the Quasi -Public designation for the park strip, within the projects’ site.

The R-1-20 zone was intended to be a buffer between residential development and the Ligh t Industrial lots to the north.

We are proposing to use the entry street to the proposed residential development along with a 51 -foot wide linear park and landscape buffer (in a Landscaping and Lighting Maintenance District) as the buffer, instead of R-1-20 lots. Our intent is to screen the light industrial uses with a masonry wall, trees, and landscaping.

The western 40-acre parcel (Project 2) abutting Road 88 is located within the City of Visalia’s sphere of influence and will require annexation. Once annexed the parcel will be zoned to R-1-5 along with Project 1.

MEMO
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601 Pollasky Avenue, Suite 301 ⬥ Clovis, California 93612 ⬥ Tel (559) 449-2400 ⬥ Fax (559) 733-7821 ⬥ www.qkinc.com

PROJECT LOCATION
The Project 1 is located adjacent to the current City limits in the western portion of the city . The Project is south of developed light industrial properties rural residential/ agricultural land to the east and west and south. The Project 1 area consists of APN 081-030-46.

Project 2 is located within the City of Visalia’s sphere of influence on the east side of Road 88 South of Goshen extending to the western portion of Project 1. The combined area of both projects is located south of Goshen between Road 88 and Shirks Avenue. The total Project area consists of APN 081-030-46 and 081-030-36, which is approximately 50 acres.

PROJECT CHARACTERISTICS
The Project intends to create residential lots and the appurtenant infrastructure consistent with the General Plan designation of Residential Low Density. Future zoning designations will be consistent with the aforementioned land use designations, respectively R-1-5. The Project will be evaluated by the city, through the scope of the General Plan, Municipal Code, and subsequently through the building permit submittal.

The approximate density for the Project 1 proposed subdivision is 3.97 dwelling units per gross acre. Both Projects propose to remove the Very Low Density Residential (and subsequent R -1-20 zone) and replace it with Low Density Residential (R -1-5 zone) in order to create a homogenous neighborhood. Along the adjacent streets , a ten -foot-wide landscaped strip with masonry wall and required building setbacks will serve as the buffer between residential development and the existing roadways (Road 88 and Shirk Street). The approximate density for the Project 2 proposed subdivision is 4.95 dwelling units per gross acre. In addition, Project 2 proposes to subdivide the overall 40- acre parcel into three separate parcels for the purpose of financing. Phase 1 will be approximately 16.83 acres, Phase 2 will be approximately 13.68 acres, and Phase 3 will be approximately 9.95 acres.

The 2.28-acre linear park will meander across both project sites which will include an approximately 2,000-foot trail with exercise stations. The linear park and adjacent light industrial properties will be separated by a 6 -foot block wall as required by the City’s Municipal Code.

The closest possible distance from the nearest light industrial structure to a proposed residential dwelling in the Project site, will be approximately 151 feet.

CIRCULATION
Shirk Street is identified in the General Plan as a four-lane arterial roadway. The eastern site (Shepherds Ranch I) is two- thirds of a mile to State Route 198 along Shirk Street. Access to the 10-acre site would be along the main east-west entry drive and Shirk Street on the site’s eastern boundary. We intend to include a stub street to the west in order to provide access to unsubdivided land to the west . Access to the western site (Shepherds Ranch II) site would be located on the east side of Road 88, which is i dentified as a 2 -lane collector road in the General Plan. The site entry is approximately

1.25 miles from the nearest access point of State Route 198 along Shirk Street.

601 Pollasky Avenue, Suite 301 ⬥ Clovis, California 93612 ⬥ Tel (559) 449-2400 ⬥ Fax (559) 733-7821 ⬥ www.qkinc.com

Figure: 1
City of Visalia Local Street Standard Drawing

MEMO
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601 Pollasky Avenue, Suite 301 ⬥ Clovis, California 93612 ⬥ Tel (559) 449-2400 ⬥ Fax (559) 733-7821 ⬥ www.qkinc.com

UTILITIES
WATER
Water service will be provided by the California Water Service. The City of Visalia will provide sewer and storm drain services to the project. Both sewer and storm drain lines for (Project 1) are located within Shirk Street. Sewer and storm drain lines for (Project 2) will be extended on Road 88 to the project site.

SANITARY SEWER
Project 1 will be served by an existing 8-inch sewer lateral located within Shirk Street. The sewer laterals will be extended north, until it reaches the Project’s extent. Since the Project consists of only residential uses, sewer lateral upsizing will not be necessary. City standard 8 -inch sewer lines will be required in all local streets depicted within the interio r of the Plan Area. Each development proposal will be reviewed by the City of Visalia, and subsequent requirements will be conditioned for the development. These requirements shall supersede the Specific Plan.

Once developed, Project 2 will be required to connect to the nearest sewer lateral located in Road 88.

STORM DRAIN
Storm drainage service is provided by the City of Visalia. There is an existing 12-inch storm drain trunk line in Shirk Street, adjacent to the Project site. The existing trunk line will be extended into the Project site in order to adequately serve each development. Similarly, since there are only residential uses being proposed, storm drain lateral upsizing will not be necessary. Each development proposal w ill be reviewed by the City of Visalia, and subsequent requirements will be conditioned for the development. These requirements shall supersede the Specific Plan.

In the event, that the project can not connect to the nearest adequately sized storm drain l ateral, a onsite storm drain basin will be developed.

SOLID WASTE
City of Visalia will provide Solid Waste removal services for the entire Project site. The standard three trash bin service will be provided.

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1 SUBDIVISION & PARCEL MAP

REQUIREMENTS

ENGINEERING DIVISION

SITE PLAN REVIEW COMMENTS
REQUIREMENTS (Indicated by checked boxes)
Submit improvements plans detailing all proposed work; Subdivision Agreement will detail fees & bonding requirements
Bonds, certificate of insurance, cash payment of fees/inspectio n, and approved map & plan required prior to approval of Final Map.

The Final Map & Improvements shal l conform to the Subdivision M ap Act, the City’s Subdivision Ordinance and Standard Improvements.

A preconstruction conference is required prior to the start of any construction.

Right-of-way dedication required. A title report is required fo r verification of ownership. by map by deed

City Encroachment Permit Required which shall include an approved traffic control plan.

CalTrans Encroachment Permit Required. CalTrans comments required prior to tentative parcel map approval. CalTrans contacts: David Deel (Planning) 488-4088 Landscape & Lighting District/Home Owners Association required prior to approval of Final Map. Landscape & Lighting District will maintain common area landscaping, stre et lights, street trees and local streets as applicable. Submit completed Landscape and Lighting District ap plication and filing fee a min. of 75 days before approval of Final Map.

Landscape & irrigation improvement plans to be submitted for ea ch phase. Landscape plans will need to comply with the City's street tree ordinance. The locations of street trees near intersections will need to comply with Plate SD-1 of the City improvement standards. A street tree and landscape master plan for all phases of the subdivision will need to be submitted with the initial phas e to assist City staff in the formation of the landscape and lighting assessment district.

Dedicate landscape lots to the City that are to be maintained by the Landscape & Lighting District.

Northeast Specific Plan Area: Application for annexation into Northeast District required 75 days prior to Final Map approval.

Written comments required from ditch company. Contacts: James Silva 747-1177 for Modoc, Persian, Watson, Oakes, Flemming, Evans Ditch and Peoples Ditches; Paul Hendrix 686-3425 for Tulare Irrigation Canal, Packwood and Cameron Creeks; Bruce George 747-5601 for Mill Creek and St. John’s River.

Final Map & Improvements shall conform to the City’s Waterways Policy. Access required on ditch bank, 12’ minimum. Provide wide riparian dedication from top of bank.

Sanitary Sewer master plan for the entire development shall be submitted for approval prior to approval of any portion of the system. The sewer system will need to be extended to the boundaries of the development where future connection and extension is anticipated. The sewer syste m will need to be sized to serve any future developments that are anticipated to connect to the system.

Grading & Drainage plan required. If the project is phased, then a master plan is required for the entire project area that shall include pipe network sizing and grades and stre et grades. Prepared by registered civil engineer or project architect. All elevations shall be based on the City’s benchmark network. Storm run-off from the project shall be handled as follows: a) directed to the City's existing storm drainage system; b) directed to a permanent on-site basin; or c) directed to a temporary on-site basin is required until a connection with adequate capacity is available to the City’s st orm drainage system. On-site basin:

ITEM NO: 1 DATE: MAY 5, 2021

SITE PLAN NO.: 21-017 3RD RESUBMITTAL
PROJECT TITLE: IRON RIDGE
DESCRIPTION: TO DEVELOP A 238 LOT RESIDENTIAL
SUBDIVISION (R120 / R15)
APPLICANT: ERNIE ESCOBEDO
PROP. OWNER: TULARE COUNTY PROPERTIES INC
LOCATION: 945 N SHIRK ST
APN: 081-030-046, 036

Adrian Rubalcaba 713-4271
Diego Corvera 713-4209

2 : maximum side slopes, perimeter fencing required, provide acces s ramp to bottom for maintenance. SEE ADDITIONAL COMMENTS.

Show Valley Oak trees with drip lines and adjacent grade elevat ions. Protect Valley Oak trees during construction in accordance with City requirements. A permit is required to remove Valley Oak trees. Contact Public Works Admin at (559)713-4428 for a Valley Oak tree evalu ation or permit to remove. Valley Oak tree evaluations by a certified arborist are required to be submitted to the City in conjunction with the tentative map application. A pre-construction conference is required.

Show adjacent property grade elevations on improvement plans. A retaining wall will be required for grade differences greater than 0.5 feet at the property line.

Relocate existing utility poles and/or facilities. Required for ultimate street widening.

Underground all existing overhead utilities within the project limits. Existing overhead electrical lines over 50kV shall be exempt from undergrounding. Required for ultimate street widening.

Provide “R” value tests: 1 each at 300' Intervals
Traffic indexes per city standards: Refer to City pavement stds.

All public streets within the project limits and across the pro ject frontage shall be improved to their full width, subject to available right of way, in accordance with City poli cies, standards and specifications. Shirk and Clancy.

All lots shall have separate drive approaches constructed to City Standards.

Install street striping as required by the City Engineer.

Install sidewalk: 5' - 7' ft. wide, with 5' ft. wide parkway on SHIRK, CLANCY, AND LOCALS Cluster mailbox supports required at 1 per 2 lots, or use postal unit (contact the Postmaster at 732-8073).

Subject to existing Reimbursement Agreement to reimburse prior developer:

Abandon existing wells per City of Visalia Code. A building permit is required.

Remove existing irrigation lines & dispose off-site. Remove existing leach fields and septic tanks.

Fugitive dust will be controlled in accordance with the applica ble rules of San Joaquin Valley Air District’s Regulation VIII. Copies of any required permits will be provided to the City.

If the project requires discretionary approval from the City, i t may be subject to the San Joaquin Valley Air District’s Rule 9510 Indirect Source Review per the rule’s appl icability criteria. A copy of the approved AIA application will be provided to the City.

If the project meets the one acre of disturbance criteria of th e State’s Storm Water Program, then coverage under General Permit Order 2009-0009-DWQ is required and a Storm Water Pollution Prevention Plan (SWPPP) is needed. A copy of the approved permit and the SWPPP will be provided to the City.

Comply with prior comments Resubmit with additional information Redesign required

Additional Comments:

1. Proposed subdivision will incur development impact fees.

2. Proposed tentative subdivision map only includes the portion of land within City limits. Previous site plans included a larger subdivision of land between Clancy and Shirk. Comments have been adjusted to pertain to this proposed phase for opening day improvements.

3. Shirk Street shall be improved to its ultimate design configuration. Shirk is a 110' arterial roadway.

The cross section shown on Site Plan is incorrect, refer to City arterial design stds. Redesign and adjust accordingly.

4. There may be access restriction to Shirk due to the arterial median design constraints. The median control will likely restrict access to right in/right out of Shirk, a left in may be feasible. Refer to further comments by Traffic Safety Division.

5. Additional coordination with Public Works Dept. is required for sanitary sewer and storm drainage design and main extensions. Project will be required to extend all utilities across parcel frontages, including any master planned mains. Per PW Dept., a City CIP is slated to install a 48" sewer main and a 30" storm drain along Shirk. Timing of these improvements will dictate subdivision feasibility, although the construction of the sewer main is tentatively scheduled for fall of 2021. Should the storm main not be installed prior to project development, a temporary storage basin onsite will need to be established 3 and infrastructure designed for both onsite retention and future elimination of basin and connection to City SD trunk line.

6. The current City storm water infrastructure does not have capacity to serve this project.

7. The City is currently updating its Storm and Sewer Master Plans, project requirements are subject to change.

8. Subdivision proposes a vast amount of open landscaped space. This will have an adverse effect on the Landscape and Lighting District maintenance costs borne soley on the residents. It is recommended the subdivider analyze the future district annual assessments.

9. Required street improvements to Shirk to include, but may not be limited to, pavement, curb and gutter, sidewalk, parkway landscaping, street trees, street lights, utility relocations and undergrounding, median improvement, roadway transitions, striping, signage, and utility extensions.

10. Subdivision master sewer and storm drain plan will be required with initial phase.

11. Subdivision to install street lighting per City arterial and local street stds. Provide electrical design plan with voltage drop calculations with civil submittal. A service meter pedestal will be required to be installed.

12. Landscape and Lighting District to be formed. Submit landscape improvement plan with civil submittal. Further coordinate with City Engineer.

13. There are existing SCE easements as indicated on tentative map that will need to be abandoned or relocated prior to map and civil plan approval.

14. There is a block wall to be erected along northside of Outlot B, however an SCE easement exists and can be a potential conflict. Applicant to coordinate with SCE for blockwall placement and approval or relocate/underground if required by SCE.

15. Ensure local street connection to Shirk provides adequate right-of-way to accommodate the required 30' radius ramp return.

16. Lot 23 will need to be adjusted as the outlot shall wrap around local street frontage. The landscape outlot along north side of Lot 23 can be decreased to min. 5' width.

4 SUMMARY OF APPLICABLE DEVELOPMENT IMPACT FEES

Site Plan No: 21-017 3rd RESUBMITTAL
Date: 5/5/2021

Summary of applicable Development Impact Fees to be collected a t the time of final/parcel map recordation:

(Preliminary estimate only! Final fees will be based on approved subdivision map & improvements plans and the fee schedule in effect at the time of recordation.)

(Fee Schedule Date:8/21/2021)
(Project type for fee rates:TSM)

Existing uses may qualify for credits on Development Impact Fees.

FEE ITEM FEE RATE
Trunk Line Capacity Fee see fee schedule.

Sewer Front Foot Fee

Storm Drainage Acquisition Fee

Park Acquisition Fee

Northeast Acquisition Fee Total
Storm Drainage
Block Walls
Parkway Landscaping
Bike Paths

Waterways Acquisition Fee

Additional Development Impact Fees will be collected at the time of issuance of building permits.

City Reimbursement:

1.) No reimbursement shall be made except as provided in a wri tten reimbursement agreement between the City and the developer entered into prior to commencement of construction of the subject planned facilities.

2.) Reimbursement is available for the development of arterial/collector streets as shown in the City’s Circulation Element and funded in the City’s transportation impact fee program. Th e developer will be reimbursed for construction costs and right of way dedications as outlined in Municipal Code Section 16.44. Reimbursement unit costs will be subject to those unit costs utilized as the basis for the transportation impact fee.

3.) Reimbursement is available for the construction of storm drain trunk lines and sanitary sewer trunk lines shown in the City’s Storm Water Master Plan and Sanitary Sewer System Master Plan. The developer w ill be reimbursed for construction costs associated with the installation of these trunk lines.

____________________________________
A d r i a n R ubalcaba

1 SITE PLAN No. 2021-229-D

SITE PLAN REVIEW COMMENTS

Rafael Garcia, Planning Division (559) 713-4031
Date: March 16, 2022
SITE PLAN NO: 2021-229-D
PROJECT: Iron Ridge II
DESCRIPTION: TO DEVELOP 199 LOT RESIDENTIAL SUDIVISION
APPLICANT: ERNIE ESCOBEDO
PROP. OWNER: ROAD 88 LLC
LOCATION: BETWEEN SHIRK AND ROAD 88, SOUTH OF GOSHEN
APN: 081-030-036
GENERAL PLAN: RVLD (Residential Very Low Density)
RLD (Residential Low Density)
ZONING: X – outside of the city limits

Planning Division Recommendation:

Revise and Proceed
Resubmit

Project Requirements
• Tentative Subdivision Map
• General Plan Amendment (to eliminate RVLD designation) • Change of Zone
• Traffic Impact/Vehicle Miles Traveled Analysis
• Noise Study
• Cultural Resources Study
• Project is subject to Air District Rule 9510
• Initial Study / Mitigated Negative Declaration
• Tribal Consultation under AB 52
• Additional Information as Needed

PROJECT SPECIFIC INFORMATION: March 16, 2022

1. Raised intersection required at Helen and Sauver Drive for traffic calming purposes.

2. The buffer along the north boundary (within the RVLD land use area) must be maintained.

Residences shall not be allowed to encroach into said area.

3. The proposal to develop a residential subdivision will require the applicant to file for the following:
a. Annexation of the project site into the Visalia City Limits; b. Tentative Subdivision Map, including the following:
i. Show entire project area in a separate exhibit.

4. The proposal will require CEQA Initial Study and environmental determination (potentially a Negative Declaration).
a. Tribal consultation as required by AB 52 shall be conducted for the project. b. Submittal of a Cultural Resource Study shall be required. c. Traffic Impact Analysis / VMT may be required.

5. Lot widths shall be a minimum of 50 feet for all interior lots.

6. A block wall with landscaping will be required along the westerly and northern site boundary.

7. A Noise Study shall be provided.
a. The applicant will be required to disclose to future homeowners that the project area will be bordered on two sides (North and West across Road 88) by industrial uses.

8. VTM shall comply with all requirements prescribed as part of VMC Chapter 16.20.

9. Meet all other Codes/ordinances and comply with previous comments.

Reference Previous Comments
from Site Plan Review No. 2021-
017

2 SITE PLAN No. 2021-229-D

PROJECT SPECIFIC INFORMATION: February 23, 2022

1. The buffer along the north boundary (within the RVLD land use area) must be maintained.

Residences shall not be allowed to encroach into said area.

2. The proposal to develop a residential subdivision will require the applicant to file for the following:
a. Annexation of the project site into the Visalia City Limits; b. Tentative Subdivision Map, including the following:
i. Show entire project area in a separate exhibit.

3. The proposal will require CEQA Initial Study and environmental determination (potentially a Negative Declaration).
a. Tribal consultation as required by AB 52 shall be conducted for the project. b. Submittal of a Cultural Resource Study shall be required. c. Traffic Impact Analysis / VMT may be required.

4. Lots not meeting the minimum of 5,000 square feet in area will not be supported by staff.

5. Lot widths shall be a minimum of 50 feet for all interior lots.

6. A block wall with landscaping will be required along the westerly and northern site boundary.

7. A Noise Study shall be provided.
a. The applicant will be required to disclose to future homeowners that the project area will be bordered on two sides (North and West across Road 88) by industrial uses.

8. VTM shall comply with all requirements prescribed as part of VMC Chapter 16.20.

9. Meet all other Codes/ordinances and comply with previous comments.

PROJECT SPECIFIC INFORMATION: February 2, 2022

1. The proposal to develop a residential subdivision will require the applicant to file for the following:
a. Annexation of the project site into the Visalia City Limits; b. Tentative Subdivision Map, including the following:
i. Show entire project area in a separate exhibit.

2. The proposal will require CEQA Initial Study and environmental determination (potentially a Negative Declaration).
a. Tribal consultation as required by AB 52 shall be conducted for the project. b. Submittal of a Cultural Resource Study shall be required. c. Traffic Impact Analysis / VMT may be required.

3. Lots not meeting the minimum of 5,000 square feet in area will not be supported by staff.

4. Lot widths shall be a minimum of 50 feet for all interior lots.

5. A block wall with landscaping will be required along the westerly and northern site boundary.

6. A Noise Study shall be provided.
a. The applicant will be required to disclose to future homeowners that the project area will be bordered on two sides (North and West across Road 88) by industrial uses.

7. VTM shall comply with all requirements prescribed as part of VMC Chapter 16.20.

8. Meet all other Codes/ordinances and comply with previous comments.

PROJECT SPECIFIC INFORMATION: January 5, 2021

1. The proposal to develop a residential subdivision will require the applicant to file for the following:
a. Annexation of the project site into the Visalia City Limits; b. Tentative Subdivision Map, including the following:
i. Show entire project area in a separate exhibit.
ii. Phasing Plan and operational statement.
iii. Detailed site plan with lot dimensions and street cross sections

2. The proposal will require CEQA Initial Study and environmental determination (potentially a Negative Declaration).
a. Tribal consultation as required by AB 52 shall be conducted for the project. b. Submittal of a Cultural Resource Study shall be required.

3 SITE PLAN No. 2021-229-D
c. Traffic Impact Analysis / VMT may be required.

3. The applicant shall provide a site plan that accurately depicts the boundary of the entire site area.

4. Lots not meeting the minimum of 5,000 square feet in area will not be supported by staff.

5. Lot widths shall be a minimum of 50 feet for all interior lots.

6. A block wall with landscaping will be required along the westerly and northern property frontage.

7. A Noise Study shall be provided.
a. The applicant will be required to disclose to future homeowners that the project area will be bordered on two sides (North and West across Road 88) by industrial uses.

8. Meet all other Codes and Ordinances.

Notes:

1. The applicant shall contact the San Joaquin Valley Air Pollution Control District to verify whether additional permits are required to conduct the proposed use.

2. Prior to completion of a final building inspection for a project, a signed MWELO Certificate of Compliance shall be submitted indicating that all landscaping has been installed to MWELO standards.

Sections of the Municipal Code to review:

Title 16 Subdivisions

17.12 Single-Family Residential Zone

17.32.080 Maintenance of landscaped areas.

17.34 Off-street parking and loading facilities

17.34.020(A)(1) Single-family dwelling

17.36 Fences Walls and Hedges

17.36.030 Single-family residential zones

NOTE: Staff recommendations contained in this document are not to be considered support for a particular action or project unless otherwise stated in the comments. The comments found on this document pertain to the site plan submitted for review on the above referenced date. Any changes made to the plan submitted must be submitted for additional review.

Signature _________________________________________

4 SITE PLAN No. 2021-229-D

1 SUBDIVISION & PARCEL MAP

REQUIREMENTS

ENGINEERING DIVISION

SITE PLAN REVIEW COMMENTS
REQUIREMENTS (Indicated by checked boxes)
Submit improvements plans detailing all proposed work; Subdivision Agreement will detail fees & bonding requirements
Bonds, certificate of insurance, cash payment of fees/inspectio n, and approved map & plan required prior to approval of Final Map.

The Final Map & Improvements shal l conform to the Subdivision M ap Act, the City’s Subdivision Ordinance and Standard Improvements.

A preconstruction conference is required prior to the start of any construction.

Right-of-way dedication required. A title report is required fo r verification of ownership. by map by deed

CLANCY AND LOCAL STREETS
City Encroachment Permit Required which shall include an approved traffic control plan.

CalTrans Encroachment Permit Required. CalTrans comments required prior to tentative parcel map approval. CalTrans contacts: David Deel (Planning) 488-4088 Landscape & Lighting District/Home Owners Association required prior to approval of Final Map. Landscape & Lighting District will maintain common area landscaping, stre et lights, street trees and local streets as applicable. Submit completed Landscape and Lighting District ap plication and filing fee a min. of 75 days before approval of Final Map. LLD TO BE FORMED. SEE ADDL COMMENTS.

Landscape & irrigation improvement plans to be submitted for ea ch phase. Landscape plans will need to comply with the City's street tree ordinance. The locations of street trees near intersections will need to comply with Plate SD-1 of the City improvement standards. A street tree and landscape master plan for all phases of the subdivision will need to be submitted with the initial phas e to assist City staff in the formation of the landscape and lighting assessment district.

Dedicate landscape lots to the City that are to be maintained by the Landscape & Lighting District.

Northeast Specific Plan Area: Application for annexation into Northeast District required 75 days prior to Final Map approval.

Written comments required from ditch company. Contacts: James Silva 747-1177 for Modoc, Persian, Watson, Oakes, Flemming, Evans Ditch and Peoples Ditches; Paul Hendrix 686-3425 for Tulare Irrigation Canal, Packwood and Cameron Creeks; Bruce George 747-5601 for Mill Creek and St. John’s River.

Final Map & Improvements shall conform to the City’s Waterways Policy. Access required on ditch bank, 12’ minimum. Provide wide riparian dedication from top of bank.

Sanitary Sewer master plan for the entire development shall be submitted for approval prior to approval of any portion of the system. The sewer system will need to be extended to the boundaries of the development where future connection and extension is anticipated. The sewer syste m will need to be sized to serve any future developments that are anticipated to connect to the system.

Grading & Drainage plan required. If the project is phased, then a master plan is required for the entire project area that shall include pipe network sizing and grades and stre et grades. Prepared by registered civil engineer or project architect. All elevations shall be based on the City’s benchmark network. Storm run-off from the project shall be handled as follows: a) directed to the City's existing storm drainage system; b) directed to a permanent on-site basin; or c) directed to a temporary on-site basin is required until a connection with adequate capacity is available to the City’s st orm drainage system. On-site basin:

ITEM NO: 1 DATE: MARCH 16, 2022

SITE PLAN NO.: 21-229 3RD RESUBMITTAL
PROJECT TITLE: IRON RIDGE II
DESCRIPTION: TO DEVELOP A 199 LOT RESIDENTIAL
SUBDIVISION (R-1-20 / X)
APPLICANT: ERNIE ESCOBEDO
PROP. OWNER: ROAD 88 LLC
LOCATION: SOUTH EAST OF CLANCY AND GOSHEN
APN: 081-030-036

Ather Razaq 713-4268
Adrian Rubalcaba 713-4271

2 : maximum side slopes, perimeter fencing required, provide acces s ramp to bottom for maintenance. SEE ADDITIONAL COMMENTS.

Show Valley Oak trees with drip lines and adjacent grade elevat ions. Protect Valley Oak trees during construction in accordance with City requirements. A permit is required to remove Valley Oak trees. Contact Public Works Admin at (559)713-4428 for a Valley Oak tree evalu ation or permit to remove. Valley Oak tree evaluations by a certified arborist are required to be submitted to the City in conjunction with the tentative map application. A pre-construction conference is required.

Show adjacent property grade elevations on improvement plans. A retaining wall will be required for grade differences greater than 0.5 feet at the property line.

Relocate existing utility poles and/or facilities. REQUIRED W/ DEVELOPMENT Underground all existing overhead utilities within the project limits. Existing overhead electrical lines over 50kV shall be exempt from undergrounding. REQUIRED W/ DEVELOPMENT Provide “R” value tests: 1 each at 300' INTERVALS
Traffic indexes per city standards: REFER TO CITY PAVEMENT STANDARDS All public streets within the project limits and across the pro ject frontage shall be improved to their full width, subject to available right of way, in accordance with City poli cies, standards and specifications. CLANCY,

SEE ADDITIONAL COMMENTS
All lots shall have separate drive approaches constructed to City Standards.

Install street striping as required by the City Engineer. TO BE DETERMINED AT CIVIL PLAN REVIEW.

Install sidewalk: 5-6' ft. wide, with 5' ft. wide parkway on CLANCY, AND LOCALS Cluster mailbox supports required at 1 per 2 lots, or use postal unit (contact the Postmaster at 732-8073).

Subject to existing Reimbursement Agreement to reimburse prior developer:

Abandon existing wells per City of Visalia Code. A building permit is required.

Remove existing irrigation lines & dispose off-site. Remove existing leach fields and septic tanks.

Fugitive dust will be controlled in accordance with the applica ble rules of San Joaquin Valley Air District’s Regulation VIII. Copies of any required permits will be provided to the City.

If the project requires discretionary approval from the City, i t may be subject to the San Joaquin Valley Air District’s Rule 9510 Indirect Source Review per the rule’s appl icability criteria. A copy of the approved AIA application will be provided to the City.

If the project meets the one acre of disturbance criteria of th e State’s Storm Water Program, then coverage under General Permit Order 2009-0009-DWQ is required and a Storm Water Pollution Prevention Plan (SWPPP) is needed. A copy of the approved permit and the SWPPP will be provided to the City.

Comply with prior comments Resubmit with additional information Redesign required

Additional Comments:

1. Proposed subdivision will incur development impact fees.

2. Site plan submittal included two additional sheets that appear to be from a previous submittal, both are titled "Vesting". It is City staff's assumption this was in error and that the two newest revised sheets, for the parcel map and subdivision map that are not labeled "Vesting", are the intended site plan items and comments provided herein are directed towards those sheets only.

3. Road 88 (Clancy) is identified as a collector street and shall be improved to City 84' collector design standards. Provide typical subdivision frontage design w/ a landscape lot and block wall. Cross section appears adequate providing for a 5' parkway, 6' sidewalk, and 10' landscape lot to block wall. City Engineer may elect to defer center median improvements. Improvements to be completed with Phase 1.

4. Interior street cross section is shown to comply with City local street design standards.

5. Additional coordination with City Engineer is required for sanitary sewer and storm drainage design and main extensions. Project will be required to extend all utilities across parcel frontages, including any master planned mainlines. The City is currently updating its Storm and Sewer Master Plans, project requirements are subject to change. Clancy storm drain master plan alignment indicates a 24" storm drain per the City's master plan, additional extension may be required - to be determined.

3 6. In the interim, a temporary storm drainage basin will be required to be installed to store project run- off until said time that the City's master trunk line and regional basin for the area are constructed. Project to install necessary infrastructure for future connection to storm trunk main and abandonment of temp basin. Tentative map indicates the area and size of the required temp basin. City requires non-buildable easements over the lots affected and that the maintenance and future abandonment are responsibility of the Subdivider. As the temp basin can remain for a number of years until City regional infrastructure is installed, the street frontages of the basin will need to be constructed as part of Phase 2 completion.

Per City basin and local street standards, improvements shall include, but may not be limited to, a 5' parkway (landscaped with street trees), 5' sidewalk, curb ramps, and street lighting. The parkway service and maintenance will be responsibility of the developer along basin frontage. Include with tentative subdivision map layout a cross section of the basin, including the adjacent roadways, indicating required level of improvements.

7. Subdivision proposes a vast amount of open landscaped space. This will have an adverse effect on the Landscape and Lighting District maintenance costs borne solely on the residents. It is recommended the subdivider analyze the estimated district annual assessments to disclose to future residents of the high cost per year assessed with their annual property taxes.

8. A master sewer and storm drain plan will be required with subdivisions initial phase.

9. Additional street improvements will be necessary north on Clancy St. to provide means of traffic circulation and emergency access. Per City records, there appears to be adequate street right-of-way width to provide two-lanes of travel, north of the subdivision. Subdivider will be required to install additional pavement and transitions to existing roadway north on Clancy (extent of pavement to the north to be determined by City Engineer based on existing pavement conditions). Improvements shall be installed with Phase 1.

10. Subdivision to install street lighting per City collector and local street stds. Provide electrical design plan with voltage drop calculations with civil submittal. A service meter pedestal will be required to be installed.

11. Submit landscape improvement plan with civil submittal. Landscape plan to comply with MWELO regulations.

12. The block wall along Clancy shall wrap around the corner lots (1 & 200) with a 5 ft wide out lot. An easement for this area which will not be supported. The 5-foot shall be incorporated into the designated outlot(s).

13. A block wall is required along northside of Outlot C however the existing SCE easement will be a potential conflict. Applicant is to coordinate with SCE for blockwall placement and approval or relocate/underground overhead if required by SCE. Site plan provides a cross section of this area of the Iron Ridge property line (block wall), easement, and the "hiatus" property. The section appears adequate, if acceptabe by SCE, however by design the hiatus area is shown to be "not a part" of the subdivision.

Additional legal instruments may be necessary or required by City Surveyor as part of final map acceptance to record.

14. Proposed design of the street abutting south property line (Bernard Ave), with respect to the SCE easement and utility poles, will require that the power poles be undergrounded per typical development standards. Additionally, the required landscaped parkway & street trees along this road will not be maintained by any of the adjacent residents and therefore will be required to be incorporated into the LLD. Further coordinate with SCE for underground design plan. It is anticipated SCE will install within typical PUE dedications on the map. As shown, the existing SCE easement along south side of Bernard Ave is located within future City right-of-way. This easement will need to be abandoned as part of underground design. SCE facilities are typically installed outside the right-of-way within dedicated PUE.

The south side of Bernard Ave does not provide for an additional 6-foot PUE therefore SCE will need to reroute onsite. Coordinate with City Engineer.
4 15. The curb return ramps at local street connection to Clancy shall comply with City 30' radius return standards.

16. Tentative parcel map shall conform to the underlying subdivision layout and is subject to change given the provided comments/requirements herein.

17. Overhead utilities at north of project will need to be relocated or undergrounded at Clancy and Shirk intersections. Project is required to widen both collector and arterial roads and although the overhead may be able to remain in-place along the landscape outlot C, any poles in conflict with road widening and right-of-way will need to be addressed accordingly. To be further determined by City Engineer at time of civil design.

18. Traffic Dept. requires raised intersections, as a form of "traffic calming" measures, where traffic high speed factors are identified as a potential hazards . An acceptable raised intersection design will need to be further coordinated with Public Works/ City Engineer at time of civil review.

5 SUMMARY OF APPLICABLE DEVELOPMENT IMPACT FEES

Site Plan No: 21-229 3rd RESUBMITTAL
Date: 3/16/2022

Summary of applicable Development Impact Fees to be collected a t the time of final/parcel map recordation:

(Preliminary estimate only! Final fees will be based on approved subdivision map & improvements plans and the fee schedule in effect at the time of recordation.)

(Fee Schedule Date:1/1/2022)
(Project type for fee rates:TSM)

Existing uses may qualify for credits on Development Impact Fees.

FEE ITEM FEE RATE
Trunk Line Capacity Fee $836/UNIT
Sewer Front Foot Fee

$46/LF X (TBD)
Storm Drainage Acquisition Fee

$3,321/AC
Park Acquisition Fee

$1,645/UNIT
Northeast Acquisition Fee Total
Storm Drainage
Block Walls
Parkway Landscaping
Bike Paths

Waterways Acquisition Fee

$2,711/AC

Additional Development Impact Fees will be collected at the time of issuance of building permits.

City Reimbursement:

1.) No reimbursement shall be made except as provided in a wri tten reimbursement agreement between the City and the developer entered into prior to commencement of construction of the subject planned facilities.

2.) Reimbursement is available for the development of arterial/collector streets as shown in the City’s Circulation Element and funded in the City’s transportation impact fee program. Th e developer will be reimbursed for construction costs and right of way dedications as outlined in Municipal Code Section 16.44. Reimbursement unit costs will be subject to those unit costs utilized as the basis for the transportation impact fee.

3.) Reimbursement is available for the construction of storm drain trunk lines and sanitary sewer trunk lines shown in the City’s Storm Water Master Plan and Sanitary Sewer System Master Plan. The developer w ill be reimbursed for construction costs associated with the installation of these trunk lines.

____________________________________
A d r i a n R ubalcaba

Leslie Blair

21-229RRR

SITE PLAN REVIEW COMMENTS

CITY OF VISALIA TRAFFIC SAFETY DIVISION
March 16, 2022

☐ No Comments
☒ See Previous Site Plan Comments
☒ Install Street Light(s) per City Standards at time of development. ☒ Install Street Name Blades at intersection Locations. ☒ Install Stop Signs on local roads that intersect an arterial/collector status roadway at time of development.
☐ Construct parking per City Standards PK-1 through PK-4. ☒ Construct drive approach per City Standards at time of development. ☒ Traffic Impact Analysis required (CUP)
☐ Provide more traffic information such as . Depending on development size, characteristics, etc., a TIA may be required.
☐ Additional traffic information required (Non Discretionary) ☐ Trip Generation - Provide documentation as to concurrence with General Plan. ☐ Site Specific - Evaluate access points and provide documentation of conformance with COV standards.

If noncomplying, provide explanation.
☐ Traffic Impact Fee (TIF) Program - Identify improvments needed in concurrence with TIF.

Additional Comments:
• VMT Analysis may be required.
• Intersection of Helen Ave and Sauver to be design ed as a raised intersection. Drainage needs to be addressed.
• TIA to address site circulation.

THE TRAFFIC DIVISION WILL PROHIBIT ON-STREET PARKING AS DEEMED NECESSARY

Leslie Blair

21-229RRR
• Future median access restrictions on Road 88 and Shirk Ave. TIA to address site access locations off of Road 88 (Clancey) and Shirk Road for overall development. • Streetnames required to be submitted for review and approval. • Questions, contact Traffic Engineering 559-713-4633.

City of Visalia Date: ______________ Police Department Item: ______________ 303 S. Johnson St. Site Plan: ___________ Visalia, CA 93292 Name: _____________ (559) 713-4370Site Plan Review Comments No Comment at this time. Request opportunity to comment or make recommendations as to safety issues as plans are developed. Public Safety Impact Fee: Ordinance No. 2001-11 Chapter 16.48 of Title 16 of the Visalia Municipal Code Effective date - August 17, 2001. Impact fees shall be imposed by the City pursuant to this Ordinance as a condition of or in conjunction with the approval of a development project. "New Development or Development Project" means any new building, structure or improvement of any parcels of land, upon which no like building, structure of improvement previously existed. *Refer to Engineering Site Plan comments for fee estimation. Not enough information provided. Please provide additional information pertaining to: ___________________________________________________________________________ Territorial Reinforcement: Define property lines (private/public space). ___________________________________________________________________________ Access Controlled/ Restricted etc. ___________________________________________________________________________ lighting Concerns: ___________________________________________________________________________ Traffic Concerns: ___________________________________________________________________________ Surveillance Issues: ___________________________________________________________________________ Line of Sight Issues: ___________________________________________________________________________ Other Concerns: ___________________________________________________________________________

City of Visalia Date: ______________ Police Department Item: ______________ 303 S. Johnson St. Site Plan: ___________ Visalia, CA 93292 Name: _____________ (559) 713-4370Site Plan Review Comments No Comment at this time. Request opportunity to comment or make recommendations as to safety issues as plans are developed. Public Safety Impact Fee: Ordinance No. 2001-11 Chapter 16.48 of Title 16 of the Visalia Municipal Code Effective date - August 17, 2001. Impact fees shall be imposed by the City pursuant to this Ordinance as a condition of or in conjunction with the approval of a development project. "New Development or Development Project" means any new building, structure or improvement of any parcels of land, upon which no like building, structure of improvement previously existed. *Refer to Engineering Site Plan comments for fee estimation. Not enough information provided. Please provide additional information pertaining to: ___________________________________________________________________________ Territorial Reinforcement: Define property lines (private/public space). ___________________________________________________________________________ Access Controlled/ Restricted etc. ___________________________________________________________________________ lighting Concerns: ___________________________________________________________________________ Traffic Concerns: ___________________________________________________________________________ Surveillance Issues: ___________________________________________________________________________ Line of Sight Issues: ___________________________________________________________________________ Other Concerns: ___________________________________________________________________________

City of Visalia Date: ______________ Police Department Item: ______________ 303 S. Johnson St. Site Plan: ___________ Visalia, CA 93292 Name: _____________ (559) 713-4370Site Plan Review Comments No Comment at this time. Request opportunity to comment or make recommendations as to safety issues as plans are developed. Public Safety Impact Fee: Ordinance No. 2001-11 Chapter 16.48 of Title 16 of the Visalia Municipal Code Effective date - August 17, 2001. Impact fees shall be imposed by the City pursuant to this Ordinance as a condition of or in conjunction with the approval of a development project. "New Development or Development Project" means any new building, structure or improvement of any parcels of land, upon which no like building, structure of improvement previously existed. *Refer to Engineering Site Plan comments for fee estimation. Not enough information provided. Please provide additional information pertaining to: ___________________________________________________________________________ Territorial Reinforcement: Define property lines (private/public space). ___________________________________________________________________________ Access Controlled/ Restricted etc. ___________________________________________________________________________ lighting Concerns: ___________________________________________________________________________ Traffic Concerns: ___________________________________________________________________________ Surveillance Issues: ___________________________________________________________________________ Line of Sight Issues: ___________________________________________________________________________ Other Concerns: ___________________________________________________________________________

City of Visalia Date: ______________ Police Department Item: ______________ 303 S. Johnson St. Site Plan: ___________ Visalia, CA 93292 Name: _____________ (559) 713-4370Site Plan Review Comments No Comment at this time. Request opportunity to comment or make recommendations as to safety issues as plans are developed. Public Safety Impact Fee: Ordinance No. 2001-11 Chapter 16.48 of Title 16 of the Visalia Municipal Code Effective date - August 17, 2001. Impact fees shall be imposed by the City pursuant to this Ordinance as a condition of or in conjunction with the approval of a development project. "New Development or Development Project" means any new building, structure or improvement of any parcels of land, upon which no like building, structure of improvement previously existed. *Refer to Engineering Site Plan comments for fee estimation. Not enough information provided. Please provide additional information pertaining to: ___________________________________________________________________________ Territorial Reinforcement: Define property lines (private/public space). ___________________________________________________________________________ Access Controlled/ Restricted etc. ___________________________________________________________________________ lighting Concerns: ___________________________________________________________________________ Traffic Concerns: ___________________________________________________________________________ Surveillance Issues: ___________________________________________________________________________ Line of Sight Issues: ___________________________________________________________________________ Other Concerns: ___________________________________________________________________________

City of Visalia Date: ______________ Police Department Item: ______________ 303 S. Johnson St. Site Plan: ___________ Visalia, CA 93292 Name: _____________ (559) 713-4370Site Plan Review Comments No Comment at this time. Request opportunity to comment or make recommendations as to safety issues as plans are developed. Public Safety Impact Fee: Ordinance No. 2001-11 Chapter 16.48 of Title 16 of the Visalia Municipal Code Effective date - August 17, 2001. Impact fees shall be imposed by the City pursuant to this Ordinance as a condition of or in conjunction with the approval of a development project. "New Development or Development Project" means any new building, structure or improvement of any parcels of land, upon which no like building, structure of improvement previously existed. *Refer to Engineering Site Plan comments for fee estimation. Not enough information provided. Please provide additional information pertaining to: ___________________________________________________________________________ Territorial Reinforcement: Define property lines (private/public space). ___________________________________________________________________________ Access Controlled/ Restricted etc. ___________________________________________________________________________ lighting Concerns: ___________________________________________________________________________ Traffic Concerns: ___________________________________________________________________________ Surveillance Issues: ___________________________________________________________________________ Line of Sight Issues: ___________________________________________________________________________ Other Concerns: ___________________________________________________________________________

“Provide a safe and reliable transportation network that serves all people and respects the environment” DISTRICT 6 OFFICE
1352 WEST OLIVE AVENUE |P.O. BOX 12616 |FRESNO, CA 93778-2616 (559) 981-1041 | FAX (559) 488-4195 | TTY 711
www.dot.ca.gov

May 18, 2022
TUL-198-5.675
TIS (4)
SPR 21-017 IRON RIDGE SUBDIVISION #1
SPR 21-229 IRON RIDGE SUBDIVISION #2
GTS: 33643

SENT VIA EMAIL

Mr. Brandon Smith, Principal Planner
City of Visalia
Community Development Department
315 East Acequia Avenue
Visalia, CA 93291

Dear Mr. Smith:

Caltrans has completed review of the Transportation Impact Statement (TIS) for the Iron Ridge Subdivision #1 & #2 (Project). The Project proposes to develop a total of 238 single family dwelling units on approximately 50 acres. The project site is situated between Road 88 and Shirk Road (Road 92), approximately 0.7 miles north of the State Rote (SR) 198/Shirk Avenue interchange in the City of Visalia in Tulare County.

Caltrans provides the following comments consistent with the State’s smart mobility goals that support a vibrant economy and sustainable communities:

Transportation Impact Study:

1. On page 13, paragraph 2.4.2 - Queuing Analysis, The TIS states “Queuing analysis was completed… TIA, dated March 2021”: Please clarify if the queue lengths on Table 2-2 are calculated by Synchro model or by the City of Visalia’s method?

2. Please clarify if the queue length listed on Table 2-2 is from the 95% queue in Synchro.

3. Please be advised that Caltrans has its own method of calculating demand for turn lanes on the State Highway System which is shown in Index 405.2 of the Highway Design Manual (HDM).

4. On page 32, paragraph 3.8.2 - Queuing Analysis: Can potential mitigation be Mr. Brandon Smith - SPR 21-229 & SPR 21-017 - IRON RIDGE SUBDIVISION - TIS May 18, 2021

“Provide a safe and reliable transportation network that serves all people and respects the environment” identified in the TIS for a turning lane which has a queue demand that exceeds the existing storage?

5. On page 35, paragraph 4.1.1 - Intersections, for the SR 198 westbound (WB) ramp at Shirk Street, the existing southbound right-turn to the on-ramp appears very short (flared right turn pocket): Please clarify if the TIS indicates a need to extend this right-turn pocket to accommodate the demand?

6. On page 35, paragraph 4.1.1 – Intersections, for the SR 198 westbound (WB) ramp at Shirk Street, under the 2nd bullet point: change “Widen the eastbound approach to 1 left turn lane, ….”, to “Widen the westbound approach to ….”.

7. Additionally, this 2nd bullet point does not match the proposed sketch on Figure 4-1 (page 37) for the WB ramp. Figure 4-1 shows the WB ramp is widened to a dual right-turn lane.

8. Please provide the Synchro files or Synchro outputs/printouts that includes 95% queue lengths at the ramp intersections as well as intersection of Shirk Street and Hillsdale Avenue for all runs scenarios.

Subdivision:

9. Alternative transportation policies should be applied to the development. An assessment of multi-modal facilities should be conducted to develop an integrated multi-modal transportation system to serve and help alleviate traffic congestion caused by the project and related development in this area of the City or County.

The assessment should include the following:

a. Pedestrian walkways should link this proposal to an internal project area walkway, transit facilities, as well as other walkways in the surrounding area.

b. The Project might also consider coordinating connections to local and regional bicycle pathways to further encourage the use of bicycles for commuter and recreational purposes.

c. If transit is not available within ¼-mile of the site, transit should be extended to provide services to what will be a high activity center.

10. Caltrans recommends the Project implement “smart growth” principles regarding parking solutions, providing alternative transportation choices to residents and employees. Alternative transportation choices may include but are not limited to parking for carpools/vanpools, car-share and/or ride-share programs.

Mr. Brandon Smith - SPR 21-229 & SPR 21-017 - IRON RIDGE SUBDIVISION - TIS May 18, 2021

“Provide a safe and reliable transportation network that serves all people and respects the environment”

11. Active Transportation Plans and Smart Growth efforts support the state’s 2050 Climate goals. Caltrans supports reducing Vehicle Miles Traveled (VMT) and Green House Gas (GHG) emissions in ways that increase the likelihood people will use and benefit from a multimodal transportation network.

12. Based on Caltrans VMT-Focused Transportation Impact Study Guide, dated May 20, 2020, and effective as of July 1, 2020, Caltrans seeks to reduce single occupancy vehicle trips, provide a safe transportation system, reduce per capita Vehicle Miles Traveled (VMT), increase accessibility to destinations via cycling, walking, carpooling, transit and reduce greenhouse gas (GHG) emissions. Caltrans recommends that the project proponent continue to work with the City or County to further implement improvements to reduce vehicles miles traveled and offer a variety of transportation modes for its employees.

If you have any other questions, please call David Deel, Associate Transportation Planner at (559) 981-1041.

Sincerely,

Ms. Lorena Mandibles, Branch Chief,
Transportation Planning – South

1 SUBDIVISION & PARCEL MAP

REQUIREMENTS

ENGINEERING DIVISION

SITE PLAN REVIEW COMMENTS
REQUIREMENTS (Indicated by checked boxes)
Submit improvements plans detailing all proposed work; Subdivision Agreement will detail fees & bonding requirements
Bonds, certificate of insurance, cash payment of fees/inspectio n, and approved map & plan required prior to approval of Final Map.

The Final Map & Improvements shal l conform to the Subdivision M ap Act, the City’s Subdivision Ordinance and Standard Improvements.

A preconstruction conference is required prior to the start of any construction.

Right-of-way dedication required. A title report is required fo r verification of ownership. by map by deed

CLANCY AND LOCAL STREETS
City Encroachment Permit Required which shall include an approved traffic control plan.

CalTrans Encroachment Permit Required. CalTrans comments required prior to tentative parcel map approval. CalTrans contacts: David Deel (Planning) 488-4088 Landscape & Lighting District/Home Owners Association required prior to approval of Final Map. Landscape & Lighting District will maintain common area landscaping, stre et lights, street trees and local streets as applicable. Submit completed Landscape and Lighting District ap plication and filing fee a min. of 75 days before approval of Final Map. LLD TO BE FORMED. SEE ADDL COMMENTS.

Landscape & irrigation improvement plans to be submitted for ea ch phase. Landscape plans will need to comply with the City's street tree ordinance. The locations of street trees near intersections will need to comply with Plate SD-1 of the City improvement standards. A street tree and landscape master plan for all phases of the subdivision will need to be submitted with the initial phas e to assist City staff in the formation of the landscape and lighting assessment district.

Dedicate landscape lots to the City that are to be maintained by the Landscape & Lighting District.

Northeast Specific Plan Area: Application for annexation into Northeast District required 75 days prior to Final Map approval.

Written comments required from ditch company. Contacts: James Silva 747-1177 for Modoc, Persian, Watson, Oakes, Flemming, Evans Ditch and Peoples Ditches; Paul Hendrix 686-3425 for Tulare Irrigation Canal, Packwood and Cameron Creeks; Bruce George 747-5601 for Mill Creek and St. John’s River.

Final Map & Improvements shall conform to the City’s Waterways Policy. Access required on ditch bank, 12’ minimum. Provide wide riparian dedication from top of bank.

Sanitary Sewer master plan for the entire development shall be submitted for approval prior to approval of any portion of the system. The sewer system will need to be extended to the boundaries of the development where future connection and extension is anticipated. The sewer syste m will need to be sized to serve any future developments that are anticipated to connect to the system.

Grading & Drainage plan required. If the project is phased, then a master plan is required for the entire project area that shall include pipe network sizing and grades and stre et grades. Prepared by registered civil engineer or project architect. All elevations shall be based on the City’s benchmark network. Storm run-off from the project shall be handled as follows: a) directed to the City's existing storm drainage system; b) directed to a permanent on-site basin; or c) directed to a temporary on-site basin is required until a connection with adequate capacity is available to the City’s st orm drainage system. On-site basin:

ITEM NO: 1 DATE: MARCH 16, 2022

SITE PLAN NO.: 21-229 3RD RESUBMITTAL
PROJECT TITLE: IRON RIDGE II
DESCRIPTION: TO DEVELOP A 199 LOT RESIDENTIAL
SUBDIVISION (R-1-20 / X)
APPLICANT: ERNIE ESCOBEDO
PROP. OWNER: ROAD 88 LLC
LOCATION: SOUTH EAST OF CLANCY AND GOSHEN
APN: 081-030-036

Ather Razaq 713-4268
Adrian Rubalcaba 713-4271

2 : maximum side slopes, perimeter fencing required, provide acces s ramp to bottom for maintenance. SEE ADDITIONAL COMMENTS.

Show Valley Oak trees with drip lines and adjacent grade elevat ions. Protect Valley Oak trees during construction in accordance with City requirements. A permit is required to remove Valley Oak trees. Contact Public Works Admin at (559)713-4428 for a Valley Oak tree evalu ation or permit to remove. Valley Oak tree evaluations by a certified arborist are required to be submitted to the City in conjunction with the tentative map application. A pre-construction conference is required.

Show adjacent property grade elevations on improvement plans. A retaining wall will be required for grade differences greater than 0.5 feet at the property line.

Relocate existing utility poles and/or facilities. REQUIRED W/ DEVELOPMENT Underground all existing overhead utilities within the project limits. Existing overhead electrical lines over 50kV shall be exempt from undergrounding. REQUIRED W/ DEVELOPMENT Provide “R” value tests: 1 each at 300' INTERVALS
Traffic indexes per city standards: REFER TO CITY PAVEMENT STANDARDS All public streets within the project limits and across the pro ject frontage shall be improved to their full width, subject to available right of way, in accordance with City poli cies, standards and specifications. CLANCY,

SEE ADDITIONAL COMMENTS
All lots shall have separate drive approaches constructed to City Standards.

Install street striping as required by the City Engineer. TO BE DETERMINED AT CIVIL PLAN REVIEW.

Install sidewalk: 5-6' ft. wide, with 5' ft. wide parkway on CLANCY, AND LOCALS Cluster mailbox supports required at 1 per 2 lots, or use postal unit (contact the Postmaster at 732-8073).

Subject to existing Reimbursement Agreement to reimburse prior developer:

Abandon existing wells per City of Visalia Code. A building permit is required.

Remove existing irrigation lines & dispose off-site. Remove existing leach fields and septic tanks.

Fugitive dust will be controlled in accordance with the applica ble rules of San Joaquin Valley Air District’s Regulation VIII. Copies of any required permits will be provided to the City.

If the project requires discretionary approval from the City, i t may be subject to the San Joaquin Valley Air District’s Rule 9510 Indirect Source Review per the rule’s appl icability criteria. A copy of the approved AIA application will be provided to the City.

If the project meets the one acre of disturbance criteria of th e State’s Storm Water Program, then coverage under General Permit Order 2009-0009-DWQ is required and a Storm Water Pollution Prevention Plan (SWPPP) is needed. A copy of the approved permit and the SWPPP will be provided to the City.

Comply with prior comments Resubmit with additional information Redesign required

Additional Comments:

1. Proposed subdivision will incur development impact fees.

2. Site plan submittal included two additional sheets that appear to be from a previous submittal, both are titled "Vesting". It is City staff's assumption this was in error and that the two newest revised sheets, for the parcel map and subdivision map that are not labeled "Vesting", are the intended site plan items and comments provided herein are directed towards those sheets only.

3. Road 88 (Clancy) is identified as a collector street and shall be improved to City 84' collector design standards. Provide typical subdivision frontage design w/ a landscape lot and block wall. Cross section appears adequate providing for a 5' parkway, 6' sidewalk, and 10' landscape lot to block wall. City Engineer may elect to defer center median improvements. Improvements to be completed with Phase 1.

4. Interior street cross section is shown to comply with City local street design standards.

5. Additional coordination with City Engineer is required for sanitary sewer and storm drainage design and main extensions. Project will be required to extend all utilities across parcel frontages, including any master planned mainlines. The City is currently updating its Storm and Sewer Master Plans, project requirements are subject to change. Clancy storm drain master plan alignment indicates a 24" storm drain per the City's master plan, additional extension may be required - to be determined.

3 6. In the interim, a temporary storm drainage basin will be required to be installed to store project run- off until said time that the City's master trunk line and regional basin for the area are constructed. Project to install necessary infrastructure for future connection to storm trunk main and abandonment of temp basin. Tentative map indicates the area and size of the required temp basin. City requires non-buildable easements over the lots affected and that the maintenance and future abandonment are responsibility of the Subdivider. As the temp basin can remain for a number of years until City regional infrastructure is installed, the street frontages of the basin will need to be constructed as part of Phase 2 completion.

Per City basin and local street standards, improvements shall include, but may not be limited to, a 5' parkway (landscaped with street trees), 5' sidewalk, curb ramps, and street lighting. The parkway service and maintenance will be responsibility of the developer along basin frontage. Include with tentative subdivision map layout a cross section of the basin, including the adjacent roadways, indicating required level of improvements.

7. Subdivision proposes a vast amount of open landscaped space. This will have an adverse effect on the Landscape and Lighting District maintenance costs borne solely on the residents. It is recommended the subdivider analyze the estimated district annual assessments to disclose to future residents of the high cost per year assessed with their annual property taxes.

8. A master sewer and storm drain plan will be required with subdivisions initial phase.

9. Additional street improvements will be necessary north on Clancy St. to provide means of traffic circulation and emergency access. Per City records, there appears to be adequate street right-of-way width to provide two-lanes of travel, north of the subdivision. Subdivider will be required to install additional pavement and transitions to existing roadway north on Clancy (extent of pavement to the north to be determined by City Engineer based on existing pavement conditions). Improvements shall be installed with Phase 1.

10. Subdivision to install street lighting per City collector and local street stds. Provide electrical design plan with voltage drop calculations with civil submittal. A service meter pedestal will be required to be installed.

11. Submit landscape improvement plan with civil submittal. Landscape plan to comply with MWELO regulations.

12. The block wall along Clancy shall wrap around the corner lots (1 & 200) with a 5 ft wide out lot. An easement for this area which will not be supported. The 5-foot shall be incorporated into the designated outlot(s).

13. A block wall is required along northside of Outlot C however the existing SCE easement will be a potential conflict. Applicant is to coordinate with SCE for blockwall placement and approval or relocate/underground overhead if required by SCE. Site plan provides a cross section of this area of the Iron Ridge property line (block wall), easement, and the "hiatus" property. The section appears adequate, if acceptabe by SCE, however by design the hiatus area is shown to be "not a part" of the subdivision.

Additional legal instruments may be necessary or required by City Surveyor as part of final map acceptance to record.

14. Proposed design of the street abutting south property line (Bernard Ave), with respect to the SCE easement and utility poles, will require that the power poles be undergrounded per typical development standards. Additionally, the required landscaped parkway & street trees along this road will not be maintained by any of the adjacent residents and therefore will be required to be incorporated into the LLD. Further coordinate with SCE for underground design plan. It is anticipated SCE will install within typical PUE dedications on the map. As shown, the existing SCE easement along south side of Bernard Ave is located within future City right-of-way. This easement will need to be abandoned as part of underground design. SCE facilities are typically installed outside the right-of-way within dedicated PUE.

The south side of Bernard Ave does not provide for an additional 6-foot PUE therefore SCE will need to reroute onsite. Coordinate with City Engineer.
4 15. The curb return ramps at local street connection to Clancy shall comply with City 30' radius return standards.

16. Tentative parcel map shall conform to the underlying subdivision layout and is subject to change given the provided comments/requirements herein.

17. Overhead utilities at north of project will need to be relocated or undergrounded at Clancy and Shirk intersections. Project is required to widen both collector and arterial roads and although the overhead may be able to remain in-place along the landscape outlot C, any poles in conflict with road widening and right-of-way will need to be addressed accordingly. To be further determined by City Engineer at time of civil design.

18. Traffic Dept. requires raised intersections, as a form of "traffic calming" measures, where traffic high speed factors are identified as a potential hazards . An acceptable raised intersection design will need to be further coordinated with Public Works/ City Engineer at time of civil review.

5 SUMMARY OF APPLICABLE DEVELOPMENT IMPACT FEES

Site Plan No: 21-229 3rd RESUBMITTAL
Date: 3/16/2022

Summary of applicable Development Impact Fees to be collected a t the time of final/parcel map recordation:

(Preliminary estimate only! Final fees will be based on approved subdivision map & improvements plans and the fee schedule in effect at the time of recordation.)

(Fee Schedule Date:1/1/2022)
(Project type for fee rates:TSM)

Existing uses may qualify for credits on Development Impact Fees.

FEE ITEM FEE RATE
Trunk Line Capacity Fee $836/UNIT
Sewer Front Foot Fee

$46/LF X (TBD)
Storm Drainage Acquisition Fee

$3,321/AC
Park Acquisition Fee

$1,645/UNIT
Northeast Acquisition Fee Total
Storm Drainage
Block Walls
Parkway Landscaping
Bike Paths

Waterways Acquisition Fee

$2,711/AC

Additional Development Impact Fees will be collected at the time of issuance of building permits.

City Reimbursement:

1.) No reimbursement shall be made except as provided in a wri tten reimbursement agreement between the City and the developer entered into prior to commencement of construction of the subject planned facilities.

2.) Reimbursement is available for the development of arterial/collector streets as shown in the City’s Circulation Element and funded in the City’s transportation impact fee program. Th e developer will be reimbursed for construction costs and right of way dedications as outlined in Municipal Code Section 16.44. Reimbursement unit costs will be subject to those unit costs utilized as the basis for the transportation impact fee.

3.) Reimbursement is available for the construction of storm drain trunk lines and sanitary sewer trunk lines shown in the City’s Storm Water Master Plan and Sanitary Sewer System Master Plan. The developer w ill be reimbursed for construction costs associated with the installation of these trunk lines.

____________________________________
A d r i a n R ubalcaba

1 SITE PLAN No. 2021-229-D

SITE PLAN REVIEW COMMENTS

Rafael Garcia, Planning Division (559) 713-4031
Date: March 16, 2022
SITE PLAN NO: 2021-229-D
PROJECT: Iron Ridge II
DESCRIPTION: TO DEVELOP 199 LOT RESIDENTIAL SUDIVISION
APPLICANT: ERNIE ESCOBEDO
PROP. OWNER: ROAD 88 LLC
LOCATION: BETWEEN SHIRK AND ROAD 88, SOUTH OF GOSHEN
APN: 081-030-036
GENERAL PLAN: RVLD (Residential Very Low Density)
RLD (Residential Low Density)
ZONING: X – outside of the city limits

Planning Division Recommendation:

Revise and Proceed
Resubmit

Project Requirements
• Tentative Subdivision Map
• General Plan Amendment (to eliminate RVLD designation) • Change of Zone
• Traffic Impact/Vehicle Miles Traveled Analysis
• Noise Study
• Cultural Resources Study
• Project is subject to Air District Rule 9510
• Initial Study / Mitigated Negative Declaration
• Tribal Consultation under AB 52
• Additional Information as Needed

PROJECT SPECIFIC INFORMATION: March 16, 2022

1. Raised intersection required at Helen and Sauver Drive for traffic calming purposes.

2. The buffer along the north boundary (within the RVLD land use area) must be maintained.

Residences shall not be allowed to encroach into said area.

3. The proposal to develop a residential subdivision will require the applicant to file for the following:
a. Annexation of the project site into the Visalia City Limits; b. Tentative Subdivision Map, including the following:
i. Show entire project area in a separate exhibit.

4. The proposal will require CEQA Initial Study and environmental determination (potentially a Negative Declaration).
a. Tribal consultation as required by AB 52 shall be conducted for the project. b. Submittal of a Cultural Resource Study shall be required. c. Traffic Impact Analysis / VMT may be required.

5. Lot widths shall be a minimum of 50 feet for all interior lots.

6. A block wall with landscaping will be required along the westerly and northern site boundary.

7. A Noise Study shall be provided.
a. The applicant will be required to disclose to future homeowners that the project area will be bordered on two sides (North and West across Road 88) by industrial uses.

8. VTM shall comply with all requirements prescribed as part of VMC Chapter 16.20.

9. Meet all other Codes/ordinances and comply with previous comments.

Reference Previous Comments
from Site Plan Review No. 2021-
017

2 SITE PLAN No. 2021-229-D

PROJECT SPECIFIC INFORMATION: February 23, 2022

1. The buffer along the north boundary (within the RVLD land use area) must be maintained.

Residences shall not be allowed to encroach into said area.

2. The proposal to develop a residential subdivision will require the applicant to file for the following:
a. Annexation of the project site into the Visalia City Limits; b. Tentative Subdivision Map, including the following:
i. Show entire project area in a separate exhibit.

3. The proposal will require CEQA Initial Study and environmental determination (potentially a Negative Declaration).
a. Tribal consultation as required by AB 52 shall be conducted for the project. b. Submittal of a Cultural Resource Study shall be required. c. Traffic Impact Analysis / VMT may be required.

4. Lots not meeting the minimum of 5,000 square feet in area will not be supported by staff.

5. Lot widths shall be a minimum of 50 feet for all interior lots.

6. A block wall with landscaping will be required along the westerly and northern site boundary.

7. A Noise Study shall be provided.
a. The applicant will be required to disclose to future homeowners that the project area will be bordered on two sides (North and West across Road 88) by industrial uses.

8. VTM shall comply with all requirements prescribed as part of VMC Chapter 16.20.

9. Meet all other Codes/ordinances and comply with previous comments.

PROJECT SPECIFIC INFORMATION: February 2, 2022

1. The proposal to develop a residential subdivision will require the applicant to file for the following:
a. Annexation of the project site into the Visalia City Limits; b. Tentative Subdivision Map, including the following:
i. Show entire project area in a separate exhibit.

2. The proposal will require CEQA Initial Study and environmental determination (potentially a Negative Declaration).
a. Tribal consultation as required by AB 52 shall be conducted for the project. b. Submittal of a Cultural Resource Study shall be required. c. Traffic Impact Analysis / VMT may be required.

3. Lots not meeting the minimum of 5,000 square feet in area will not be supported by staff.

4. Lot widths shall be a minimum of 50 feet for all interior lots.

5. A block wall with landscaping will be required along the westerly and northern site boundary.

6. A Noise Study shall be provided.
a. The applicant will be required to disclose to future homeowners that the project area will be bordered on two sides (North and West across Road 88) by industrial uses.

7. VTM shall comply with all requirements prescribed as part of VMC Chapter 16.20.

8. Meet all other Codes/ordinances and comply with previous comments.

PROJECT SPECIFIC INFORMATION: January 5, 2021

1. The proposal to develop a residential subdivision will require the applicant to file for the following:
a. Annexation of the project site into the Visalia City Limits; b. Tentative Subdivision Map, including the following:
i. Show entire project area in a separate exhibit.
ii. Phasing Plan and operational statement.
iii. Detailed site plan with lot dimensions and street cross sections

2. The proposal will require CEQA Initial Study and environmental determination (potentially a Negative Declaration).
a. Tribal consultation as required by AB 52 shall be conducted for the project. b. Submittal of a Cultural Resource Study shall be required.

3 SITE PLAN No. 2021-229-D
c. Traffic Impact Analysis / VMT may be required.

3. The applicant shall provide a site plan that accurately depicts the boundary of the entire site area.

4. Lots not meeting the minimum of 5,000 square feet in area will not be supported by staff.

5. Lot widths shall be a minimum of 50 feet for all interior lots.

6. A block wall with landscaping will be required along the westerly and northern property frontage.

7. A Noise Study shall be provided.
a. The applicant will be required to disclose to future homeowners that the project area will be bordered on two sides (North and West across Road 88) by industrial uses.

8. Meet all other Codes and Ordinances.

Notes:

1. The applicant shall contact the San Joaquin Valley Air Pollution Control District to verify whether additional permits are required to conduct the proposed use.

2. Prior to completion of a final building inspection for a project, a signed MWELO Certificate of Compliance shall be submitted indicating that all landscaping has been installed to MWELO standards.

Sections of the Municipal Code to review:

Title 16 Subdivisions

17.12 Single-Family Residential Zone

17.32.080 Maintenance of landscaped areas.

17.34 Off-street parking and loading facilities

17.34.020(A)(1) Single-family dwelling

17.36 Fences Walls and Hedges

17.36.030 Single-family residential zones

NOTE: Staff recommendations contained in this document are not to be considered support for a particular action or project unless otherwise stated in the comments. The comments found on this document pertain to the site plan submitted for review on the above referenced date. Any changes made to the plan submitted must be submitted for additional review.

Signature _________________________________________

4 SITE PLAN No. 2021-229-D

City of Visalia Date: ______________ Police Department Item: ______________ 303 S. Johnson St. Site Plan: ___________ Visalia, CA 93292 Name: _____________ (559) 713-4370Site Plan Review Comments No Comment at this time. Request opportunity to comment or make recommendations as to safety issues as plans are developed. Public Safety Impact Fee: Ordinance No. 2001-11 Chapter 16.48 of Title 16 of the Visalia Municipal Code Effective date - August 17, 2001. Impact fees shall be imposed by the City pursuant to this Ordinance as a condition of or in conjunction with the approval of a development project. "New Development or Development Project" means any new building, structure or improvement of any parcels of land, upon which no like building, structure of improvement previously existed. *Refer to Engineering Site Plan comments for fee estimation. Not enough information provided. Please provide additional information pertaining to: ___________________________________________________________________________ Territorial Reinforcement: Define property lines (private/public space). ___________________________________________________________________________ Access Controlled/ Restricted etc. ___________________________________________________________________________ lighting Concerns: ___________________________________________________________________________ Traffic Concerns: ___________________________________________________________________________ Surveillance Issues: ___________________________________________________________________________ Line of Sight Issues: ___________________________________________________________________________ Other Concerns: ___________________________________________________________________________

City of Visalia Date: ______________ Police Department Item: ______________ 303 S. Johnson St. Site Plan: ___________ Visalia, CA 93292 Name: _____________ (559) 713-4370Site Plan Review Comments No Comment at this time. Request opportunity to comment or make recommendations as to safety issues as plans are developed. Public Safety Impact Fee: Ordinance No. 2001-11 Chapter 16.48 of Title 16 of the Visalia Municipal Code Effective date - August 17, 2001. Impact fees shall be imposed by the City pursuant to this Ordinance as a condition of or in conjunction with the approval of a development project. "New Development or Development Project" means any new building, structure or improvement of any parcels of land, upon which no like building, structure of improvement previously existed. *Refer to Engineering Site Plan comments for fee estimation. Not enough information provided. Please provide additional information pertaining to: ___________________________________________________________________________ Territorial Reinforcement: Define property lines (private/public space). ___________________________________________________________________________ Access Controlled/ Restricted etc. ___________________________________________________________________________ lighting Concerns: ___________________________________________________________________________ Traffic Concerns: ___________________________________________________________________________ Surveillance Issues: ___________________________________________________________________________ Line of Sight Issues: ___________________________________________________________________________ Other Concerns: ___________________________________________________________________________

City of Visalia Date: ______________ Police Department Item: ______________ 303 S. Johnson St. Site Plan: ___________ Visalia, CA 93292 Name: _____________ (559) 713-4370Site Plan Review Comments No Comment at this time. Request opportunity to comment or make recommendations as to safety issues as plans are developed. Public Safety Impact Fee: Ordinance No. 2001-11 Chapter 16.48 of Title 16 of the Visalia Municipal Code Effective date - August 17, 2001. Impact fees shall be imposed by the City pursuant to this Ordinance as a condition of or in conjunction with the approval of a development project. "New Development or Development Project" means any new building, structure or improvement of any parcels of land, upon which no like building, structure of improvement previously existed. *Refer to Engineering Site Plan comments for fee estimation. Not enough information provided. Please provide additional information pertaining to: ___________________________________________________________________________ Territorial Reinforcement: Define property lines (private/public space). ___________________________________________________________________________ Access Controlled/ Restricted etc. ___________________________________________________________________________ lighting Concerns: ___________________________________________________________________________ Traffic Concerns: ___________________________________________________________________________ Surveillance Issues: ___________________________________________________________________________ Line of Sight Issues: ___________________________________________________________________________ Other Concerns: ___________________________________________________________________________

City of Visalia Date: ______________ Police Department Item: ______________ 303 S. Johnson St. Site Plan: ___________ Visalia, CA 93292 Name: _____________ (559) 713-4370Site Plan Review Comments No Comment at this time. Request opportunity to comment or make recommendations as to safety issues as plans are developed. Public Safety Impact Fee: Ordinance No. 2001-11 Chapter 16.48 of Title 16 of the Visalia Municipal Code Effective date - August 17, 2001. Impact fees shall be imposed by the City pursuant to this Ordinance as a condition of or in conjunction with the approval of a development project. "New Development or Development Project" means any new building, structure or improvement of any parcels of land, upon which no like building, structure of improvement previously existed. *Refer to Engineering Site Plan comments for fee estimation. Not enough information provided. Please provide additional information pertaining to: ___________________________________________________________________________ Territorial Reinforcement: Define property lines (private/public space). ___________________________________________________________________________ Access Controlled/ Restricted etc. ___________________________________________________________________________ lighting Concerns: ___________________________________________________________________________ Traffic Concerns: ___________________________________________________________________________ Surveillance Issues: ___________________________________________________________________________ Line of Sight Issues: ___________________________________________________________________________ Other Concerns: ___________________________________________________________________________

City of Visalia Date: ______________ Police Department Item: ______________ 303 S. Johnson St. Site Plan: ___________ Visalia, CA 93292 Name: _____________ (559) 713-4370Site Plan Review Comments No Comment at this time. Request opportunity to comment or make recommendations as to safety issues as plans are developed. Public Safety Impact Fee: Ordinance No. 2001-11 Chapter 16.48 of Title 16 of the Visalia Municipal Code Effective date - August 17, 2001. Impact fees shall be imposed by the City pursuant to this Ordinance as a condition of or in conjunction with the approval of a development project. "New Development or Development Project" means any new building, structure or improvement of any parcels of land, upon which no like building, structure of improvement previously existed. *Refer to Engineering Site Plan comments for fee estimation. Not enough information provided. Please provide additional information pertaining to: ___________________________________________________________________________ Territorial Reinforcement: Define property lines (private/public space). ___________________________________________________________________________ Access Controlled/ Restricted etc. ___________________________________________________________________________ lighting Concerns: ___________________________________________________________________________ Traffic Concerns: ___________________________________________________________________________ Surveillance Issues: ___________________________________________________________________________ Line of Sight Issues: ___________________________________________________________________________ Other Concerns: ___________________________________________________________________________

Leslie Blair

21-229RRR

SITE PLAN REVIEW COMMENTS

CITY OF VISALIA TRAFFIC SAFETY DIVISION
March 16, 2022

☐ No Comments
☒ See Previous Site Plan Comments
☒ Install Street Light(s) per City Standards at time of development. ☒ Install Street Name Blades at intersection Locations. ☒ Install Stop Signs on local roads that intersect an arterial/collector status roadway at time of development.
☐ Construct parking per City Standards PK-1 through PK-4. ☒ Construct drive approach per City Standards at time of development. ☒ Traffic Impact Analysis required (CUP)
☐ Provide more traffic information such as . Depending on development size, characteristics, etc., a TIA may be required.
☐ Additional traffic information required (Non Discretionary) ☐ Trip Generation - Provide documentation as to concurrence with General Plan. ☐ Site Specific - Evaluate access points and provide documentation of conformance with COV standards.

If noncomplying, provide explanation.
☐ Traffic Impact Fee (TIF) Program - Identify improvments needed in concurrence with TIF.

Additional Comments:
• VMT Analysis may be required.
• Intersection of Helen Ave and Sauver to be design ed as a raised intersection. Drainage needs to be addressed.
• TIA to address site circulation.

THE TRAFFIC DIVISION WILL PROHIBIT ON-STREET PARKING AS DEEMED NECESSARY

Leslie Blair

21-229RRR
• Future median access restrictions on Road 88 and Shirk Ave. TIA to address site access locations off of Road 88 (Clancey) and Shirk Road for overall development. • Streetnames required to be submitted for review and approval. • Questions, contact Traffic Engineering 559-713-4633.