Agenda packet — Visalia City Council, September 5, 2023 (part 2 of 7)

139

WHAT IS NOT COVERED
 DAMAGE DUE TO ACCIDENT, MISUSE, or ALTERATION — Defects and damage caused as the result of any of the following are not covered:
— Flood, collision, fire, theft, freezing, vandalism, riot, explosion, or objects striking the vehicle; — Misuse of the vehicle;
— Installation into unapproved applications and installations; — Alterations or modification of the transmission or the vehicle, and — Damage resulting from improper storage (refer to long-term storage procedure outlined in the applicable Allison Service Manual) — Anything other than defects in Allison Transmission material or workmanship NOTE: This warranty is void on transmissions used in vehicles currently or previously titled as salvaged, scrapped, junked, or totaled.  CHASSIS, BODY, and COMPONENTS — The chassis and body company (assemblers) and other component and equipment manufacturers are solely responsible for warranties on the chassis, body, component(s), and equipment they provide. Any transmission repair caused by an alteration(s) made to the Allison transmission or the vehicle which allows the transmission to be installed or operated outside of the limits defined in the appropriate Allison Installation Guideline is solely the responsibility of the entity making the alteration(s).  DAMAGE CAUSED by LACK of MAINTENANCE or by the USE of TRANSMISSION FLUIDS NOT RECOMMENDED in the OPERATOR’S MANUAL — Defects and damage caused by any of the following are not covered:
— Failure to follow the recommendations of the maintenance schedule intervals applicable to the transmission; — Failure to use transmission fluids or maintain transmission fluid levels recommended in the Operator’s Manual.  MAINTENANCE — Normal maintenance (such as replacement of filters, screens, and transmission fluid) is not covered and is the owner’s responsibility.
 REPAIRS by UNAUTHORIZED DEALERS — Defects and damage caused by a service outlet that is not an authorized Allison Transmission Distributor or Dealer are not covered.
 USE of OTHER THAN GENUINE ALLISON TRANSMISSION PARTS — Defects and damage caused by the use of parts that are not genuine Allison Transmission parts are not covered.  EXTRA EXPENSES — Economic loss and extra expenses are not covered. Examples include but are not limited to: loss of vehicle use; inconvenience; storage; payment for loss of time or pay; vehicle rental expense; lodging; meals; or other travel costs.  “DENIED PARTY” OWNERSHIP — Warranty repair parts and labor costs are not reimbursed to any participating or non-participating OEMs, dealers or distributors who perform warranty work for, or on behalf of, end users identified by the United States as being a “denied party” or who are citizens of sanctioned or embargoed countries as defined by the U.S. Department of Treasury Office of Foreign Assets Control. Furthermore, warranty reimbursements are not guaranteed if the reimbursement would be contrary to any United States export control laws or regulations as defined by the U.S. Department of Commerce, the U.S. Department of State, or the U.S. Department of Treasury.

OTHER TERMS APPLICABLE TO CONSUMERS AS DEFINED by the MAGNUSON-MOSS WARRANTY ACT This warranty gives you specific legal rights and you may also have other rights which vary from state to state.

Allison Transmission does not authorize any person to create for it any other obligation or liability in connection with these transmissions.

ANY IMPLIED WARRANTY OF MERCHANTABILITY OR FITNESS FOR A PARTICULAR PURPOSE APPLICABLE TO THESE TRANSMISSIONS IS LIMITED IN DURATION TO THE DURATION OF THIS WRITTEN WARRANTY.

PERFORMANCE OF REPAIRS AND NEEDED ADJUSTMENTS IS THE EXCLUSIVE REMEDY UNDER THIS WRITTEN WARRANTY OR ANY IMPLIED WARRANTY. ALLISON TRANSMISSION SHALL NOT BE LIABLE FOR INCIDENTAL OR

CONSEQUENTIAL DAMAGES (SUCH AS, BUT NOT LIMITED TO, LOST WAGES OR VEHICLE RENTAL EXPENSES) RESULTING FROM BREACH OF THIS WRITTEN WARRANTY OR ANY IMPLIED WARRANTY.** ** Some states do not allow limitations on how long an implied warranty will last or the exclusion or limitation of incidental or consequential damages, so the above limitations or exclusions may not apply to you.

OTHER TERMS APPLICABLE TO OTHER END-USERS

THIS WARRANTY IS THE ONLY WARRANTY APPLICABLE TO THE ALLISON TRANSMISSION MODELS LISTED

ABOVE AND IS EXPRESSLY IN LIEU OF ANY OTHER WARRANTIES, EXPRESS OR IMPLIED, INCLUDING ANY IMPLIED WARRANTY OF MERCHANTABILITY OR FITNESS FOR A PARTICULAR PURPOSE. ALLISON

TRANSMISSION DOES NOT AUTHORIZE ANY PERSON TO CREATE FOR IT ANY OTHER OBLIGATION OR LIABILITY IN CONNECTION WITH SUCH TRANSMISSIONS. ALLISON TRANSMISSION SHALL NOT BE LIABLE FOR INCIDENTAL OR CONSEQUENTIAL DAMAGES RESULTING FROM BREACH OF THIS WARRANTY OR ANY IMPLIED WARRANTY.

QUESTIONS
If you have any questions regarding this warranty or the performance of warranty obligations, you may contact any Allison Transmission Distributor or Dealer or write to:

Allison Transmission, Inc.

P.O. Box 894
Indianapolis, IN 46206-0894
Attention: Warranty Administration PF-9
Form SE0616EN (201009)

Page 2 of 2 ends

140
Warranty Begins:

The transmission cooler shall be free from component or structural failures caused by defects in material and/or workmanship. Collateral damage up to $10,000 per
occurrence is available for the first three (3) years.
(b) any vehicle, chassis, or component, part, attachment or accessory damaged by misuse, neglect, fire, exposure to severe environmental or chemical conditions, acidic environment, improper maintenance, accident, crash, or force majeure such as natural disaster, lightning, earthquake, windstorm, hail, flood, war or riot; (d) products or parts which may in the ordinary course wear out and have to be replaced during the warranty period, including, but not limited to, tires, fluids, gaskets and light bulbs. Pierce assumes no responsibility for the assembly of its parts or subassemblies into finishing products or vehicles unless the assembly is performed by Pierce.

Five (5) Years on Oil Cooler and three (3) years on collateral damage coverage
Warranty Period
Ends After:

Fire and Rescue Apparatus
Coverage:

Five (5) Year Material and Workmanship - Transmission Oil Cooler Three (3) Year Collateral Damage Coverage

1. LIMITED WARRANTY
The original purchaser may void this warranty in part or in its entirety if the product is repaired or replaced (a) without prior written approval of the Pierce Customer Service Department; or (b) at a facility which has not been approved by Pierce as to technical Limited Warranty
Subject to the limitations and exclusions set forth below, Pierce Manufacturing provides the following warranty to the Buyer:
(c) any vehicle, chassis or component, part, attachment or accessory that has been repaired, altered or assembled in any way by any person or entity other than Pierce which, in the sole judgment of Pierce, adversely affects the performance, stability or purpose for which it was manufactured; or
(a) any integral parts, components, attachments or trade accessories of or to the product that are not manufactured by Pierce, including but not limited to engines, transmissions, drivelines, axles, water pumps and generators; with respect to all such parts, components, attachments and accessories, Pierce shall assign to Buyer the applicable warranties, if any, made by the respective manufacturers thereof; Notwithstanding anything to the contrary herein, Pierce makes no warranty whatsoever as to:

The date of delivery to the first retail purchaser.

This limited warranty shall apply only if the product is properly maintained in accordance with Pierce's maintenance instructions and manuals and is used in service which is normal to the particular model. Normal service means service which does not subject the product to stresses or impacts greater than normally result from careful use. If the Buyer discovers a defect or nonconformity, it must notify Pierce in writing within thirty (30) days after the date of discovery, but in any event prior to the expiration of the warranty period.

THIS LIMITED WARRANTY MAY NOT BE ASSIGNED OR OTHERWISE

TRANSFERRED BY THE BUYER TO ANY SUBSEQUENT USER OR PURCHASER OR TO ANY OTHER PERSON OR ENTITY.

This warranty does not cover repair due to accidents,
misuse, and excessive vibration, flying debris, storage damage (freezing), negligence or modification. This warranty is void if any modification or repairs are performed without authorization. This also voids any future warranty.

This warranty does not cover cost of maintenance or repairs due to lack of required maintenance services as
recommended. Performance of the required maintenance
and use of proper fluids are the responsibility of the owner.

Towing is covered to the nearest distributor or authorized dealer only when necessary to prevent further damage to your transmission.

Labor costs for the removal and reinstallation of goods may be covered when necessary to make repairs. Please contact your OEM for authorization.

Replacement of cooler during the warranty period is limited to 100% of reasonable labor costs up to a maximum of $700 to remove, replace, or repair the oil cooler.

Conditions and
Exclusions:

See Also
Paragraphs
2 thru 4

4. EXCLUSION OF CONSEQUENTIAL AND INCIDENTAL DAMAGES.

Notwithstanding anything to the contrary herein or in any agreement between Pierce and Buyer, IN NO EVENT SHALL PIERCE BE LIABLE FOR ANY CONSEQUENTIAL,

INCIDENTAL, SPECIAL, INDIRECT, OR PUNITIVE DAMAGES WHATSOEVER,

WHETHER ARISING OUT OF BREACH OF CONTRACT, WARRANTY, TORT (INCLUDING NEGLIGENCE AND STRICT LIABILITY) OR OTHER THEORY OF LAW

OR EQUITY, WITH RESPECT TO VEHICLES OR OTHER PRODUCTS SOLD BY

PIERCE, OR THEIR OPERATION OR FAILURE TO OPERATE, OR ANY DEFECTS

THEREIN, OR ANY UNDERTAKINGS, ACTS OR OMISSIONS RELATED THERETO,

3. BUYER'S EXCLUSIVE REMEDY.

Note: Any Surety Bond, if a part of the sale of the vehicle as to which this limited warranty is provided, applies only to this Pierce Basic One Year Limited Warranty for such vehicle, and not to other warranties made by Pierce in a separate document (if any) or to the warranties (if any) made by any manufacturer (other than Pierce) of any part, component, attachment or accessory that is incorporated into or attached to the vehicle. 3/22/2012 WA0035
THE WARRANTY SET FORTH IN PARAGRAPH 1 IS THE SOLE AND EXCLUSIVE WARRANTY GIVEN BY PIERCE. PIERCE HEREBY DISCLAIMS AND EXCLUDES

ALL OTHER WARRANTIES, WHETHER EXPRESS, IMPLIED OR STATUTORY,

INCLUDING WITHOUT LIMITATION ANY WARRANTY OF MERCHANTABILITY, ANY

WARRANTY OF FITNESS FOR A PARTICULAR PURPOSE, AND ANY WARRANTIES ARISING FROM COURSE OF DEALING OR USAGE OF TRADE.

2. DISCLAIMERS OF WARRANTIES
capability. Any repairs, modifications, alterations or aftermarket parts added after manufacture without the authorization of Pierce may void this warranty. 148
Note: Any Surety Bond, if a part of the sale of the vehicle as to which this limited warranty is provided, applies only to this Pierce Basic One Year Limited Warranty for such vehicle, and not to other warranties made by Pierce in a separate document (if any) or to the warranties (if any) made by any manufacturer (other than Pierce) of any part, component, attachment or accessory that is incorporated into or attached to the vehicle. 2/8/2010 WA0057

1. LIMITED WARRANTY
THE WARRANTY SET FORTH IN PARAGRAPH 1 IS THE SOLE AND EXCLUSIVE WARRANTY GIVEN BY PIERCE. PIERCE HEREBY DISCLAIMS AND EXCLUDES ALL

OTHER WARRANTIES, WHETHER EXPRESS, IMPLIED OR STATUTORY,

INCLUDING WITHOUT LIMITATION ANY WARRANTY OF MERCHANTABILITY, ANY

WARRANTY OF FITNESS FOR A PARTICULAR PURPOSE, AND ANY WARRANTIES ARISING FROM COURSE OF DEALING OR USAGE OF TRADE.

THIS LIMITED WARRANTY MAY NOT BE ASSIGNED OR OTHERWISE

TRANSFERRED BY THE BUYER TO ANY SUBSEQUENT USER OR PURCHASER OR TO ANY OTHER PERSON OR ENTITY.

This limited warranty is applicable to the vehicle in the following percentage costs of warranty repair, if any:

Topcoat Durability & Appearance: Gloss, Color Retention & Cracking
0-72 months 100%
73-96 months 50%
97-120 months 25%
Integrity of Coating System: Adhesion, Blistering/Bubbling 0-36 months 100%
37-84 months 50%
85-120 months 25%
Corrosion: Dissimilar Metal and Crevice
0-36 months 100%
37-48 months 50%
49-72 months 25%
73-120 months 10%
Corrosion Perforation
0-120 months 100%
This limited warranty applies only to exterior paint. Paint on the vehicle's interior is warranted only under the Pierce Basic One Year Limited Warranty.

Items not covered by this warranty include:
(a) Damage from lack of maintenance and cleaning (proper cleaning and maintenance procedures are detailed in the Pierce operation and maintenance manual).
(b) UV paint fade.
(c) Any cab not manufactured by Pierce.

Conditions and
Exclusions:

Fire and Rescue Apparatus
Coverage:

Ten (10) Year Pro-Rated Paint and Corrosion
Custom Body
Ten (10) Years Warranty Period
Ends After:

The date of the original purchase invoice (issued when the product ships from the factory). Warranty Begins:

Exterior surfaces of the body shall be free from blistering, peeling, corrosion or any other adhesion defect caused by defective manufacturing methods or paint material selection. (d) products or parts which may in the ordinary course wear out and have to be replaced during the warranty period, including, but not limited to, tires, fluids, gaskets and light bulbs. Pierce assumes no responsibility for the assembly of its parts or subassemblies into finishing products or vehicles unless the assembly is performed by Pierce. (b) any vehicle, chassis, or component, part, attachment or accessory damaged by misuse, neglect, fire, exposure to severe environmental or chemical conditions, acidic environment, improper maintenance, accident, crash, or force majeure such as natural disaster, lightning, earthquake, windstorm, hail, flood, war or riot;

4. EXCLUSION OF CONSEQUENTIAL AND INCIDENTAL DAMAGES.

Notwithstanding anything to the contrary herein or in any agreement between Pierce and Buyer, IN NO EVENT SHALL PIERCE BE LIABLE FOR ANY CONSEQUENTIAL,

INCIDENTAL, SPECIAL, INDIRECT, OR PUNITIVE DAMAGES WHATSOEVER,

WHETHER ARISING OUT OF BREACH OF CONTRACT, WARRANTY, TORT (INCLUDING NEGLIGENCE AND STRICT LIABILITY) OR OTHER THEORY OF LAW

OR EQUITY, WITH RESPECT TO VEHICLES OR OTHER PRODUCTS SOLD BY

PIERCE, OR THEIR OPERATION OR FAILURE TO OPERATE, OR ANY DEFECTS

THEREIN, OR ANY UNDERTAKINGS, ACTS OR OMISSIONS RELATED THERETO,

REGARDLESS OF WHETHER PIERCE HAS BEEN INFORMED OF THE POSSIBILITY OF ANY SUCH DAMAGES. Without limiting the generality of the foregoing, Pierce specifically disclaims any liability for property or personal injury damages, penalties, damages for lost profits or revenues, loss of vehicles or products or any associated equipment, cost of substitute vehicles or products, down-time, delay damages, any other types of economic loss, or for any claims by any third party for any such damages.

3. BUYER'S EXCLUSIVE REMEDY.
149
Note: Any Surety Bond, if a part of the sale of the vehicle as to which this limited warranty is provided, applies only to this Pierce Basic One Year Limited Warranty for such vehicle, and not to other warranties made by Pierce in a separate document (if any) or to the warranties (if any) made by any manufacturer (other than Pierce) of any part, component, attachment or accessory that is incorporated into or attached to the vehicle. 2/22/2010 WA0018

1. LIMITED WARRANTY
THE WARRANTY SET FORTH IN PARAGRAPH 1 IS THE SOLE AND EXCLUSIVE WARRANTY GIVEN BY PIERCE. PIERCE HEREBY DISCLAIMS AND EXCLUDES ALL

OTHER WARRANTIES, WHETHER EXPRESS, IMPLIED OR STATUTORY,

INCLUDING WITHOUT LIMITATION ANY WARRANTY OF MERCHANTABILITY, ANY

WARRANTY OF FITNESS FOR A PARTICULAR PURPOSE, AND ANY WARRANTIES ARISING FROM COURSE OF DEALING OR USAGE OF TRADE.

THIS LIMITED WARRANTY MAY NOT BE ASSIGNED OR OTHERWISE

TRANSFERRED BY THE BUYER TO ANY SUBSEQUENT USER OR PURCHASER OR TO ANY OTHER PERSON OR ENTITY.

This warranty does not cover damage from lack of
maintenance and cleaning (proper cleaning and maintenance procedures are detailed in the Pierce operation and
maintenance manual).

Conditions and
Exclusions:

Fire and Rescue Apparatus
Coverage:

Three (3) Year Material and Workmanship
Goldstar® Gold Leaf Lamination
Three (3) Years Warranty Period
Ends After:

The date of the original purchase invoice (issued when the product ships from the factory). Warranty Begins:

Each Goldstar® gold leaf lamination shall be free from
defects in material and workmanship.
(d) products or parts which may in the ordinary course wear out and have to be replaced during the warranty period, including, but not limited to, tires, fluids, gaskets and light bulbs. Pierce assumes no responsibility for the assembly of its parts or subassemblies into finishing products or vehicles unless the assembly is performed by Pierce. (b) any vehicle, chassis, or component, part, attachment or accessory damaged by misuse, neglect, fire, exposure to severe environmental or chemical conditions, acidic environment, improper maintenance, accident, crash, or force majeure such as natural disaster, lightning, earthquake, windstorm, hail, flood, war or riot;

4. EXCLUSION OF CONSEQUENTIAL AND INCIDENTAL DAMAGES.

Notwithstanding anything to the contrary herein or in any agreement between Pierce and Buyer, IN NO EVENT SHALL PIERCE BE LIABLE FOR ANY CONSEQUENTIAL,

INCIDENTAL, SPECIAL, INDIRECT, OR PUNITIVE DAMAGES WHATSOEVER,

WHETHER ARISING OUT OF BREACH OF CONTRACT, WARRANTY, TORT (INCLUDING NEGLIGENCE AND STRICT LIABILITY) OR OTHER THEORY OF LAW

OR EQUITY, WITH RESPECT TO VEHICLES OR OTHER PRODUCTS SOLD BY

PIERCE, OR THEIR OPERATION OR FAILURE TO OPERATE, OR ANY DEFECTS

THEREIN, OR ANY UNDERTAKINGS, ACTS OR OMISSIONS RELATED THERETO,

REGARDLESS OF WHETHER PIERCE HAS BEEN INFORMED OF THE POSSIBILITY OF ANY SUCH DAMAGES. Without limiting the generality of the foregoing, Pierce specifically disclaims any liability for property or personal injury damages, penalties, damages for lost profits or revenues, loss of vehicles or products or any associated equipment, cost of substitute vehicles or products, down-time, delay damages, any other types of economic loss, or for any claims by any third party for any such damages.

3. BUYER'S EXCLUSIVE REMEDY.
150
JROGHQVWDWHĆUHFRP

DEALER SUPPLIED

PRODUCTS SERVICES
Exhibit “D”
5 AND
/OR
151
1 DEALER SUPPLIED PRODUCTS and/or SERVICES
The following items and/or services will be provided by Golden State Fire Apparatus Inc. (GSFA) prior to final delivery:

LICENSED MANUFACTURER
The State of California Vehicle Code, section 11701 requires “every manufacturer of a vehicle subject to registration shall make application to the Department of Motor Vehicles (DMV) for a license containing a general distinguishing number”. The manufacturer has a current license at time of proposal and shall provide a copy upon request. Temporary licenses are not acceptable.

LICENSED DEALERSHIP
The State of California Vehicle Code, section 11701 requires a “dealer in vehicles of a type subject to registration, shall make application to the Department of Motor Vehicles (DMV) for a license containing a general distinguishing number”. Golden State Fire Apparatus, Inc. has a current license at time of bid as outlined above and is available upon request. Temporary licenses are not acceptable.

LICENSED SALES REPRESENTATIVE
The State of California Vehicle Code, section 11800 requires that it shall be “unlawful for any person to function as a vehicle salesperson without having first procured a license issued by the Department of Motor Vehicles (DMV)”. The representative has a current vehicle salesperson’s license at time of proposal and shall provide a copy upon request. Temporary licenses are not acceptable.

VEHICLE REGISTRATION
The State of California Vehicle Code section 11739 requires that the “dealer of a new motor vehicle sale is responsible for applying for the title, securing vehicle registration, and obtaining license plates for the Customer” through the Department of Motor Vehicles (DMV). Golden State Fire Apparatus, Inc. is a factory-authorized dealer of the vehicle being sold and is authorized to register with the State of California as a new vehicle manufacturer.

GSFA will make all necessary applications and complete all transfer papers, including applying for California Exempt “E” license plates.

WEEKLY PROGRESS PHOTOGRAPHS
GSFA will provide weekly photographs of the apparatus or the major components as they are being constructed. The photographs will commence at the start of the manufacturing process and will continue through production by the manufacturer. The reports will show the progress of the apparatus through the course of each week. Special attention will be given to show the unique features and aspects of the apparatus as construction progresses.

CONTINGENCY RESERVE FUND
A contingency reserve fund in the sum of $20,000 is included in the quotation to cover the cost of change orders, unforeseen items or required work that may come up during the contract to be used at the discretion of the City of Visalia. This reserve fund is not an estimate of those contingencies, and the cost of change orders, unforeseen items or required work could exceed the amount reserved depending on their nature. Any unused portion of this reserve fund will be credited back on the final invoice or returned in the form of a check to the City of Visalia promptly following final invoicing. 152
2 PRE-CONSTRUCTION, FACTORY TRIP
A pre-construction trip to the manufacturing facility will be provided for four (4) Customer representative(s). The intent of this trip is to review and finalize, in detail, the specifications prior to the start of production. The pre-construction trip will have a duration of four (4) days and three (3) nights and be scheduled at times mutually agreed upon between GSFA and the Customer. Costs for airfare, lodging, meals, and ground transportation while at the manufacturer’s location will be the responsibility of GSFA. Air travel will be from one of the following airports: Fresno, Sacramento, San Francisco, or San Jose.

Costs such as Customer ground transportation in California, Customer airport parking, Customer luggage fees and Customer incidentals while traveling to the factory will be the responsibility of the Customer.

Flight reservations are non-refundable and in the event of a cancellation after booking, the Customer will be responsible for all costs associated with this cancellation, which may include not only the original ticket cost but also any change or cancellation fees imposed by the airline and/ or travel agency. Flight reservations are also non-transferable.

FINAL INSPECTION, FACTORY TRIP
A final inspection trip to the manufacturing facility will be provided for four (4) Customer representative(s). The intent of this trip is to ensure that the apparatus is built to specification and to detect any deficiencies that require correction. The final inspection trip will have a duration of four (4) days and three (3) nights and be scheduled at times mutually agreed upon between GSFA and the Customer. Costs for airfare, lodging, meals, and ground transportation while at the manufacturer’s location will be the responsibility of GSFA. Air travel will be from one of the following airports: Fresno, Sacramento, San Francisco, or San Jose.

DELIVERY TO AUTHORIZED SERVICE FACILITY
GSFA will, at their expense, deliver the apparatus (including any applicable equipment, spare parts, and supplies) to their Northern California facility in Sacramento for a dealer preparation inspection.

To ensure proper break-in of all components while still under warranty, the apparatus shall be delivered under its own power - rail or truck freight shall not be acceptable.

PRE-DELIVERY SERVICE
After transportation from the factory and prior to delivery, the apparatus will receive a pre-delivery service to confirm proper operation and correction of any issues found as a result of said inspection. The Golden State Fire Apparatus, Inc. pre-delivery service consists of the following:
• Engine Compartment and Undercarriage – Check for any broken mounting brackets and inspect for correct capacities of the following (if applicable): engine oil, coolant, power steering fluid, washer reservoir fluid, transmission fluid, rear end fluid, pump transmission oil, and primer oil. 153
3 • Interior – Operate all doors, windows, and locks for proper adjustment. Check upholstery. • Exterior – Repair reasonable paint scratches or chips. Tighten any loose hardware and inspect tires and wheels for proper pressure and lug torquing.
• Road Test – With the water tank (if applicable) full, the apparatus will be driven approximately twenty miles which allows the drive train components to get up to operating temperature. Road test will be on both city and highway roads. A DOT compliant brake test will be conducted to ensure the system is holding air. The brake condition and wheel seals will also be inspected. • Electrical - Operate all lights, sirens, and other electrical accessories to verify operation. • Pump - If applicable, vacuum test the pump to hold for 15 minutes. After vacuum test, operate the relief valve, transfer valve and check pump shift. Check water tank for leaks and inspect water level gauge for calibration. With discharge caps loose, rapid test all individual gauges and main gauges for calibration. Lubricate valve rods.
• Foam System – If applicable, tighten caps and connect foam lines. Test selector, valves, metering valve and operation of foam system (including flush).
• Fuel Tank - Fuel tank will be filled at the dealership location prior to final delivery. • DEF Tank - DEF tank will be filled at the dealership location prior to final delivery. • Wash - The apparatus will be thoroughly washed at the dealership location prior to final delivery.

FINAL DELIVERY (CUSTOMER LOCATION)
GSFA will, at their expense, deliver the Product (including any applicable equipment, spare parts, and supplies) to the Customer specified address once completed. Prior to delivery of the Product, Customer agrees to provide proof of liability and physical damage insurance to GSFA. GSFA will not release the Product to the Customer until such proof of insurance is provided.

It is the responsibility of the Customer to have any outstanding balance due, paid in full to GSFA, prior to or at the time that the Product is complete and ready to deliver. If payment is late or delivery is delayed pending payment, a daily finance charge of $150.00 and a daily storage fee of $50.00 may apply until such payment is received.

Due to insurance liability, the Product will not be delivered without full acceptance and full payment (or prior written agreement between the Customer and GSFA).

END OF EXHIBIT “D”
154
Visalia City Council
Staff Report
Visalia City Council
707 W. Acequia
Visalia, CA 93291
File #: 23-0327 Agenda Date: 9/5/2023 Agenda #: 3.

Agenda Item Wording:

Accept the City of Visalia Cash and Investment Report for the fourth quarter of the fiscal year which consists of months April, May, and June of 2023.

Deadline for Action: 9/5/2023
Submitting Department: Finance and Technology Services
Contact Name and Phone Number: Jason Montgomery, 4425
Department Recommendation: Staff recommends that Council accept the City of Visalia Cash and Investment Report for the fourth quarter of the fiscal year which consists of months April, May, and June of 2023.

Background Discussion:

The City accumulates significant cash assets before they are spent on a variety of governmental operations. For example, several large capital projects have accumulated substantial cash as they approach the start of the projects in the near future, or in some cases, have already begun. Some of these projects are the downtown street light project, cape seal of various streets and the major rehab of Caldwell Avenue from Akers to Shady and Santa Fe to Lovers Lane. Some examples of large projects that cash has been accumulated for that have not started are the Civic Center Phase 2 project, and any potential mandated upgrades to the Water Reclamation Facility.

The quarterly investment report is intended to inform the City Council and community about the status of City investments, and holds staff accountable for the investment and management of these funds.

City Investment Policy
The City’s investments are diversified by the various maturities and credit types which are allowed under the City’s Investment Policy and California Government Code Section 53600 et seq. It is the policy of the City to invest public funds in a manner which will provide the greatest security with the maximum investment return while meeting the daily cash flow demands of the City and conforming to all state and local statutes governing the investment of public funds.

The City continues to be conservative and prudent with the investment objectives, which in order of priority is safety, liquidity, and yield, while maintaining compliance with federal, state, and local laws and regulations. These investments will enable the City to meet expenditure requirements for the next six months, as required by state law.

Economic Outlook
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File #: 23-0327 Agenda Date: 9/5/2023 Agenda #: 3.

At June 30, 2023, the national unemployment rate was at 3.6%. The Consumer Price Index was at

2.97%, a decrease from the March 2023 rate of 4.98%. More currently, at its July 26, 2023 meeting, the Federal Open Market Committee (FOMC) raised the Federal Funds Rate (the rate at which institutions borrow and lend overnight funds to each other) by 25 basis points to the current range of

5.25% to 5.50%, its highest level since early 2001, as they continued to try and help lower inflation to their optimum level of 2%. This was the 11th increase in just a little over a year. With this latest increase, investors are optimistic that the FOMC has finally reached the end of their rate hikes but some economists are warning that there is still a chance of one more rate hike by the end of 2023.

Movements of the Federal Funds Rate are closely linked to Treasury Security rates; as the Federal Funds Rate increases, typically so do Treasury Security rates. Treasury Securities are investments that the City can purchase and are key benchmarks for other financial assets that the City can purchase (i.e.: Federal Agency’s). Table I shows the rate comparison of the Federal Funds Rate and short term Treasury Securities between the third and fourth quarter of the fiscal year as well as recent rates. Rates have continued to increase across shorter-term maturities and have also come up recently in the longer maturity ranges. The City has continued to remain laddered across all maturities.

March 2023
(3rd Quarter-FY22/23)
June 2023
(4th Quarter-FY22/23) August 18, 2023
Federal Funds Rate 4.75% - 5.00% 5.00% - 5.25% 5.25% - 5.50% 6 month Treasury 4.86% 5.38% 5.45%
1 year Treasury 4.59% 5.39% 5.34%
2 year Treasury 4.03% 4.90% 4.94%
3 year Treasury 3.79% 4.53% 4.65%
4 year Treasury 3.68% 4.34% 4.52%
5 year Treasury 3.57% 4.16% 4.39%
Table I
Portfolio Performance
The June 30, 2023 investment portfolio managed balance was $499,720,441.

The earnings rate as of June 30, 2023 was 2.75%. Key benchmarks and performance statistics for the City’s portfolio are shown in Table II, Managed Portfolio Performance Statistics.

Table II: Managed Portfolio Performance Statistics (dollars in millions) Quarter Ending Portfolio Balance
City Monthly
Portfolio Rate

LAIF & CAMP
Balance LAIF Rate
2 YR
Treasury
Weighted Average
Maturity (WAM)
March 2023 $495.7 2.25% $63.8 2.63% 4.03% 612 Days
June 2023 $499.7 2.75% $66.4 3.01% 4.90% 615 Days
Fiscal Year Average
2022/2023 $481.6 2.00% 2.13%
The following Charts I and II show the portfolio ladder and distribution as of June 30, 2023. The portfolio ladder (Chart I - Maturity Ladder) shows our investments based on when they are to mature Visalia City Council Page 2 of 6 Printed on 9/1/2023
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File #: 23-0327 Agenda Date: 9/5/2023 Agenda #: 3.
portfolio ladder (Chart I - Maturity Ladder) shows our investments based on when they are to mature (ie. 1 year and under, 1-2 years, 2-3 years, etc…). The City invests in different maturity dates to take advantage of different earnings rates (usually the longer the maturity, the higher the earning rate) as well as to spread out maturities so that the proceeds are reinvested at regular intervals. In addition, the City will keep funds needed for operating costs in short term maturities, while investing funds in longer term maturities for those funds that are not yet needed (future projects). Chart II - Maturity Distribution shows what percent each maturity level is of the total investment portfolio.

Chart I
Maturity Ladder
$-
$20,000,000
$40,000,000
$60,000,000
$80,000,000
$100,000,000
$120,000,000
$140,000,000

3.956%

2.038%

2.572%

2.221%

2.938%

4.328%

LAIF & CAMP
1 Year and Under
1 - 2 Years
2 - 3 Years
3 - 4 Years
4 - 5 Years
5+ Years
· Note: Percent above each bar represents the average interest earnings rate for that maturity level Chart II
Maturity Distribution

13.3%

26.8%

20.6%

16.7%

14.8%

7.8% 0.1%

LAIF & CAMP
1 Year and Under
1 - 2 Years
2 - 3 Years
3 - 4 Years
4 - 5 Years
5+ Years
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File #: 23-0327 Agenda Date: 9/5/2023 Agenda #: 3.

13.3%

26.8%

20.6%

16.7%

14.8%

7.8% 0.1%

LAIF & CAMP
1 Year and Under
1 - 2 Years
2 - 3 Years
3 - 4 Years
4 - 5 Years
5+ Years
Table III: 4th Quarter Investment Activity, shows investment activity for the quarter (April 2023 - June 2023).

Table III: 4th Quarter Investment Activity

TYPE YIELD COUPON AMOUNT MATURITY DATE

PURCHASE
DATE
Maturities
Walmart Inc. Corporate 0.52% 2.55% 1,000,000 04/11/2023 06/19/2020 Federal Farm Credit Agency 2.72% 2.70% 2,000,000 04/11/2023 04/11/2018 U.S. Treasury Treasury 0.12% 0.25% 2,000,000 04/15/2023 07/29/2021 Federal Home Loan Mortgage Corp. Agency 2.07% 0.38% 5,000,000 04/20/2023 05/11/2022 Bank of New York Mellon Corp. Corporate 0.55% 3.50% 1,000,000 04/28/2023 06/19/2020 U.S. Treasury Treasury 0.16% 1.63% 2,000,000 04/30/2023 04/27/2021 U.S. Treasury Treasury 0.20% 0.13% 2,000,000 04/30/2023 09/30/2021 Federal Farm Credit Agency 2.73% 3.00% 2,000,000 05/02/2023 12/20/2018 Federal Home Loan Mortgage Corp. Agency 1.24% 0.38% 2,000,000 05/05/2023 02/11/2022 Federal Home Loan Mortgage Corp. Agency 1.17% 0.38% 3,000,000 05/05/2023 03/03/2022 U.S. Treasury Treasury 0.14% 1.75% 2,000,000 05/15/2023 05/11/2021 University of California Revenue Muni 1.70% 0.37% 4,360,000 05/15/2023 03/25/2022 Federal National Mortgage Assn. Agency 0.68% 0.25% 2,200,000 05/22/2023 01/12/2022 Federal Farm Credit Agency 1.25% 0.38% 2,000,000 05/23/2023 02/11/2022 Federal Farm Credit Agency 1.20% 0.38% 3,000,000 05/23/2023 03/03/2022 U.S. Treasury Treasury 0.18% 1.63% 2,000,000 05/31/2023 04/27/2021 U.S. Treasury Treasury 0.21% 0.13% 2,000,000 05/31/2023 09/30/2021 Federal Home Loan Bank Agency 0.16% 0.13% 2,000,000 06/02/2023 06/10/2021 Federal Farm Credit Agency 0.54% 0.35% 3,000,000 06/08/2023 12/22/2021 U.S. Treasury Treasury 0.15% 0.25% 2,000,000 06/15/2023 05/11/2021 Federal Home Loan Mortgage Corp. Agency 0.16% 2.75% 2,000,000 06/19/2023 06/10/2021 Federal Home Loan Mortgage Corp. Agency 0.52% 2.75% 3,000,000 06/19/2023 12/22/2021 Federal Home Loan Mortgage Corp. Agency 0.19% 0.25% 2,965,000 06/26/2023 03/16/2021 54,525,000
Purchases
University of California Revenue Muni 4.00% 1.32% 2,000,000 05/15/2027 04/14/2023 Federal Farm Credit Agency 4.10% 4.75% 2,000,000 03/09/2026 04/18/2023 San Bernardino CA Community College Muni 4.10% 1.61% 1,455,000 08/01/2027 04/19/2023 Federal Home Loan Bank Agency 4.01% 4.50% 3,000,000 03/12/2027 04/20/2023 Anaheim Housing and Public Improv. Auth. Muni 4.30% 2.94% 2,500,000 10/01/2024 04/26/2023 University of California Revenue Muni 4.20% 2.59% 2,000,000 05/15/2025 04/26/2023 San Ramon Valley Unified School Dist. Muni 4.00% 1.44% 3,445,000 08/01/2027 04/26/2023 Federal Home Loan Bank Agency 5.01% 0.13% 3,000,000 08/28/2023 04/27/2023 Federal Home Loan Bank Agency 4.90% 2.50% 3,000,000 02/13/2024 04/27/2023 Federal Home Loan Bank Agency 4.25% 4.65% 3,000,000 01/06/2025 04/27/2023 CA ST Muni 3.95% 3.50% 3,000,000 04/01/2028 04/27/2023
CA ST Muni 4.00% 1.25% 1,450,000 10/01/2004 05/05/2023
California St. Department of Water Muni 4.00% 1.05% 1,500,000 12/01/2026 05/05/2023 Federal Farm Credit Agency 4.84% 1.23% 2,000,000 03/04/2024 05/04/2023 Visalia City Council Page 4 of 6 Printed on 9/1/2023
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File #: 23-0327 Agenda Date: 9/5/2023 Agenda #: 3.

TYPE YIELD COUPON AMOUNT MATURITY DATE

PURCHASE
DATE
Maturities
Walmart Inc. Corporate 0.52% 2.55% 1,000,000 04/11/2023 06/19/2020 Federal Farm Credit Agency 2.72% 2.70% 2,000,000 04/11/2023 04/11/2018 U.S. Treasury Treasury 0.12% 0.25% 2,000,000 04/15/2023 07/29/2021 Federal Home Loan Mortgage Corp. Agency 2.07% 0.38% 5,000,000 04/20/2023 05/11/2022 Bank of New York Mellon Corp. Corporate 0.55% 3.50% 1,000,000 04/28/2023 06/19/2020 U.S. Treasury Treasury 0.16% 1.63% 2,000,000 04/30/2023 04/27/2021 U.S. Treasury Treasury 0.20% 0.13% 2,000,000 04/30/2023 09/30/2021 Federal Farm Credit Agency 2.73% 3.00% 2,000,000 05/02/2023 12/20/2018 Federal Home Loan Mortgage Corp. Agency 1.24% 0.38% 2,000,000 05/05/2023 02/11/2022 Federal Home Loan Mortgage Corp. Agency 1.17% 0.38% 3,000,000 05/05/2023 03/03/2022 U.S. Treasury Treasury 0.14% 1.75% 2,000,000 05/15/2023 05/11/2021 University of California Revenue Muni 1.70% 0.37% 4,360,000 05/15/2023 03/25/2022 Federal National Mortgage Assn. Agency 0.68% 0.25% 2,200,000 05/22/2023 01/12/2022 Federal Farm Credit Agency 1.25% 0.38% 2,000,000 05/23/2023 02/11/2022 Federal Farm Credit Agency 1.20% 0.38% 3,000,000 05/23/2023 03/03/2022 U.S. Treasury Treasury 0.18% 1.63% 2,000,000 05/31/2023 04/27/2021 U.S. Treasury Treasury 0.21% 0.13% 2,000,000 05/31/2023 09/30/2021 Federal Home Loan Bank Agency 0.16% 0.13% 2,000,000 06/02/2023 06/10/2021 Federal Farm Credit Agency 0.54% 0.35% 3,000,000 06/08/2023 12/22/2021 U.S. Treasury Treasury 0.15% 0.25% 2,000,000 06/15/2023 05/11/2021 Federal Home Loan Mortgage Corp. Agency 0.16% 2.75% 2,000,000 06/19/2023 06/10/2021 Federal Home Loan Mortgage Corp. Agency 0.52% 2.75% 3,000,000 06/19/2023 12/22/2021 Federal Home Loan Mortgage Corp. Agency 0.19% 0.25% 2,965,000 06/26/2023 03/16/2021 54,525,000
Purchases
University of California Revenue Muni 4.00% 1.32% 2,000,000 05/15/2027 04/14/2023 Federal Farm Credit Agency 4.10% 4.75% 2,000,000 03/09/2026 04/18/2023 San Bernardino CA Community College Muni 4.10% 1.61% 1,455,000 08/01/2027 04/19/2023 Federal Home Loan Bank Agency 4.01% 4.50% 3,000,000 03/12/2027 04/20/2023 Anaheim Housing and Public Improv. Auth. Muni 4.30% 2.94% 2,500,000 10/01/2024 04/26/2023 University of California Revenue Muni 4.20% 2.59% 2,000,000 05/15/2025 04/26/2023 San Ramon Valley Unified School Dist. Muni 4.00% 1.44% 3,445,000 08/01/2027 04/26/2023 Federal Home Loan Bank Agency 5.01% 0.13% 3,000,000 08/28/2023 04/27/2023 Federal Home Loan Bank Agency 4.90% 2.50% 3,000,000 02/13/2024 04/27/2023 Federal Home Loan Bank Agency 4.25% 4.65% 3,000,000 01/06/2025 04/27/2023 CA ST Muni 3.95% 3.50% 3,000,000 04/01/2028 04/27/2023
CA ST Muni 4.00% 1.25% 1,450,000 10/01/2004 05/05/2023
California St. Department of Water Muni 4.00% 1.05% 1,500,000 12/01/2026 05/05/2023 Federal Farm Credit Agency 4.84% 1.23% 2,000,000 03/04/2024 05/04/2023 Federal Home Loan Bank Agency 4.80% 4.88% 4,000,000 05/08/2024 05/08/2023 Santa Clara Valley California Water Dist. Muni 4.25% 4.25% 3,500,000 12/01/2024 05/08/2023 Federal Home Loan Bank Agency 4.90% 2.50% 2,000,000 02/13/2024 05/16/2023 University of California Revenue Muni 3.90% 1.37% 2,000,000 05/15/2027 05/16/2023 Federal Home Loan Bank Agency 5.30% 5.30% 2,000,000 11/18/2024 05/18/2023 Federal Home Loan Mortgage Corp. Agency 5.05% 5.05% 2,000,000 05/22/2025 05/22/2023 Pittsburg CA Unified School District Muni 5.00% 4.15% 4,375,000 08/01/2025 05/26/2023 JP Morgan Chase Co. Corporate 5.25% 5.25% 2,000,000 05/30/2028 05/30/2023 Federal Home Loan Bank Agency 5.39% 3.38% 2,000,000 12/08/2023 06/06/2023 Federal Farm Credit Agency 5.19% 2.63% 3,000,000 05/16/2024 06/06/2023 60,225,000
Fiscal Impact:

Visalia City Council Page 5 of 6 Printed on 9/1/2023
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File #: 23-0327 Agenda Date: 9/5/2023 Agenda #: 3.
n/a
Prior Council Action: City of Visalia Cash and Investment Reports are reviewed and accepted quarterly.

Other: n/a
Alternatives: n/a
Recommended Motion (and Alternative Motions if expected):

Move to accept the City of Visalia Cash and Investment Report for the fourth quarter of the fiscal year which consist of months April, May, and June of 2023.

Environmental Assessment Status: n/a
CEQA Review: n/a
Attachments: Attachment #1, City of Visalia Cash and Investment Summary Attachment #2, City of Visalia Investment Report by Maturity Date Visalia City Council Page 6 of 6 Printed on 9/1/2023
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Attachment #1
% of
Security Investments Par Value Book Value Market Value Portfolio Yield Medium-Term Corporate Bonds $ 100,700,000 $ 95,951,187 $ 95,951,187 19.20% Agency's 176,446,000 170,503,456 170,503,456 34.12%
U.S. Treasury's 44,000,000 41,420,500 41,420,500 8.29%
Municipal Bonds 133,340,000 125,186,915 125,186,915 25.05% Total Security Investments $ 454,486,000 $ 433,062,058 $ 433,062,058 86.66% Other Investments
Local Agency Investment Fund (LAIF) $ 13,122,233 $ 13,122,233 $ 13,122,233 2.63% Local Agency Investment Fund (LAIF) - COVID 25,105,747 25,105,747 25,105,747 5.02% California Asset Management Program (CAMP) 28,176,426 28,176,426 28,176,426 5.64% Local Bonds 253,977 253,977 253,977 0.05%
Total Other Investments $ 66,658,383 $ 66,658,383 $ 66,658,383 13.34% Total Investments $ 521,144,383 $ 499,720,441 $ 499,720,441 100.0% 2.75% Cash with Fiscal Agents
US Bank 2014 COP (Convention Center Refinancing) $ 2
US Bank 2015 COP (VECC Loan) 11,242
US Bank 2003 East Visalia RDA 508,950
US Bank - Custodial Account 110,625
Delta Dental (Dental Prefunding) 60,700
Keenan & Associates (Workers Comp Prefunding) 410,012
Total Cash with Fiscal Agents $ 1,101,531
Cash in Banks and Other Cash
Citizens Business Bank (Sweep and Operating)-estimate $ 15,229,714 Petty Cash - Various City Offices 15,850
Total Cash in Banks and Other Cash $ 15,245,564
Total Cash and Investments $ 516,067,536
City of Visalia
Cash and Investment Summary
Quarter Ended June 30, 2023
161
Attachment #2
Investments Type Par Value Book Value Market Value Coupon Yield % of
Portfolio Maturity
S&P/Moody's
Credit Rating
Days to
Maturity
U.S. Bank NA Corporate $ 2,000,000.00 $ 1,997,300.00 $ 1,997,300.00 3.40% 1.05% 0.40% 07/24/23 A+ 24 U.S. Treasury Treasury $ 2,000,000.00 $ 1,992,240.00 $ 1,992,240.00 0.13% 0.24% 0.40% 07/31/23 Aaa 31 CA State Muni $ 2,940,000.00 $ 2,935,002.00 $ 2,935,002.00 3.40% 3.05% 0.59% 08/01/23 AA- 32 San Diego Community College District Muni $ 3,375,000.00 $ 3,365,820.00 $ 3,365,820.00 2.00% 0.43% 0.67% 08/01/23 AAA 32 Bank of New York Mellon Corp. Corporate $ 1,000,000.00 $ 997,600.00 $ 997,600.00 3.45% 1.87% 0.20% 08/11/23 A 42 Federal Home Loan Bank Agency $ 2,000,000.00 $ 1,994,840.00 $ 1,994,840.00 3.25% 3.26% 0.40% 08/15/23 AA+ 46 Federal Home Loan Mortgage Corporation Agency $ 2,000,000.00 $ 1,986,000.00 $ 1,986,000.00 0.25% 0.20% 0.40% 08/24/23 AA+ 55 Federal Home Loan Bank Agency $ 3,000,000.00 $ 2,975,280.00 $ 2,975,280.00 0.13% 0.22% 0.60% 08/28/23 AA+ 59 Federal Home Loan Bank Agency $ 3,000,000.00 $ 2,975,280.00 $ 2,975,280.00 0.13% 5.01% 0.60% 08/28/23 AA+ 59 Federal Home Loan Bank Agency $ 3,000,000.00 $ 2,970,210.00 $ 2,970,210.00 0.13% 0.22% 0.59% 09/08/23 AA+ 70 Federal Home Loan Bank Agency $ 2,000,000.00 $ 1,988,480.00 $ 1,988,480.00 2.38% 1.58% 0.40% 09/08/23 AA+ 70 Federal National Mortgage Association Agency $ 2,000,000.00 $ 1,989,740.00 $ 1,989,740.00 2.88% 2.36% 0.40% 09/12/23 AA+ 74 Federal Farm Credit Agency $ 2,500,000.00 $ 2,471,400.00 $ 2,471,400.00 0.22% 0.25% 0.49% 09/22/23 AA+ 84 U.S. Treasury Treasury $ 2,000,000.00 $ 1,975,700.00 $ 1,975,700.00 0.25% 0.26% 0.40% 09/30/23 Aaa 92 CA State Muni $ 2,000,000.00 $ 1,983,680.00 $ 1,983,680.00 2.25% 3.15% 0.40% 10/01/23 AA- 93 CA State Muni $ 2,500,000.00 $ 2,479,600.00 $ 2,479,600.00 2.25% 1.00% 0.50% 10/01/23 AA- 93 Federal Farm Credit Agency $ 3,000,000.00 $ 2,957,430.00 $ 2,957,430.00 0.29% 0.64% 0.59% 10/12/23 AA+ 104 Federal Home Loan Mortgage Corporation Agency $ 3,000,000.00 $ 2,953,890.00 $ 2,953,890.00 0.13% 0.46% 0.59% 10/16/23 AA+ 108 CA State Muni $ 1,500,000.00 $ 1,487,145.00 $ 1,487,145.00 3.00% 0.35% 0.30% 11/01/23 AA- 124 Federal Home Loan Mortgage Corporation Agency $ 3,000,000.00 $ 2,948,130.00 $ 2,948,130.00 0.25% 1.39% 0.59% 11/06/23 AA+ 129 Bristol-Myers Squibb Co. Corporate $ 3,000,000.00 $ 2,946,060.00 $ 2,946,060.00 0.54% 0.19% 0.59% 11/13/23 A+ 136 U.S. Treasury Treasury $ 2,000,000.00 $ 1,963,200.00 $ 1,963,200.00 0.25% 0.65% 0.39% 11/15/23 Aaa 138 Federal Farm Credit Agency $ 3,000,000.00 $ 2,943,240.00 $ 2,943,240.00 0.55% 0.75% 0.59% 11/24/23 AA+ 147 Federal National Mortgage Association Agency $ 2,200,000.00 $ 2,154,988.00 $ 2,154,988.00 0.25% 0.90% 0.43% 11/27/23 AA+ 150 U.S. Treasury Treasury $ 2,000,000.00 $ 1,960,620.00 $ 1,960,620.00 0.50% 0.66% 0.39% 11/30/23 Aaa 153 Sacramento County Sanatation District Muni $ 1,500,000.00 $ 1,470,435.00 $ 1,470,435.00 0.76% 2.75% 0.29% 12/01/23 AA 154 Federal Home Loan Mortgage Corporation Agency $ 2,000,000.00 $ 1,956,800.00 $ 1,956,800.00 0.25% 0.21% 0.39% 12/04/23 AA+ 157 Federal Home Loan Bank Agency $ 2,000,000.00 $ 1,983,480.00 $ 1,983,480.00 3.38% 2.68% 0.40% 12/08/23 AA+ 161 Federal Home Loan Bank Agency $ 2,000,000.00 $ 1,983,480.00 $ 1,983,480.00 3.38% 5.39% 0.40% 12/08/23 AA+ 161 U.S. Treasury Treasury $ 2,000,000.00 $ 1,954,540.00 $ 1,954,540.00 0.13% 0.67% 0.39% 12/15/23 Aaa 168 Federal Home Loan Bank Agency $ 3,000,000.00 $ 2,933,100.00 $ 2,933,100.00 0.63% 0.75% 0.59% 12/22/23 AA+ 175 U.S. Treasury Treasury $ 2,000,000.00 $ 1,974,060.00 $ 1,974,060.00 2.63% 0.68% 0.40% 12/31/23 Aaa 184 City of Oakland Muni $ 3,435,000.00 $ 3,363,517.65 $ 3,363,517.65 1.58% 1.56% 0.67% 01/15/24 AA 199 Bank of America Corporate $ 3,000,000.00 $ 2,973,900.00 $ 2,973,900.00 4.13% 0.44% 0.60% 01/22/24 A- 206 U.S. Bancorp Corporate $ 2,500,000.00 $ 2,468,300.00 $ 2,468,300.00 3.70% 1.32% 0.49% 01/30/24 A 214 Federal National Mortgage Association Agency $ 2,000,000.00 $ 1,964,580.00 $ 1,964,580.00 2.50% 1.76% 0.39% 02/05/24 AA+ 220 Federal Home Loan Bank Agency $ 3,000,000.00 $ 2,947,500.00 $ 2,947,500.00 2.50% 4.90% 0.59% 02/13/24 AA+ 228 Federal Home Loan Bank Agency $ 2,000,000.00 $ 1,965,000.00 $ 1,965,000.00 2.50% 4.90% 0.39% 02/13/24 AA+ 228 Federal Farm Credit Agency $ 2,000,000.00 $ 1,934,120.00 $ 1,934,120.00 0.25% 0.29% 0.39% 02/26/24 AA+ 241 Federal Farm Credit Agency $ 2,000,000.00 $ 1,944,580.00 $ 1,944,580.00 1.23% 4.84% 0.39% 03/04/24 AA+ 248 Federal Home Loan Bank Agency $ 2,000,000.00 $ 1,952,500.00 $ 1,952,500.00 1.88% 1.46% 0.39% 03/08/24 AA+ 252 Federal Home Loan Bank Agency $ 3,000,000.00 $ 2,985,390.00 $ 2,985,390.00 4.75% 4.79% 0.60% 03/08/24 AA+ 252 Federal Farm Credit Agency $ 2,000,000.00 $ 1,928,420.00 $ 1,928,420.00 0.30% 0.31% 0.39% 03/18/24 AA+ 262 CA ST Muni $ 2,000,000.00 $ 1,960,980.00 $ 1,960,980.00 3.00% 3.37% 0.39% 04/01/24 AA- 276 CA ST Muni $ 3,000,000.00 $ 2,941,470.00 $ 2,941,470.00 3.00% 4.00% 0.59% 04/01/24 AA- 276 CA ST Muni $ 3,000,000.00 $ 2,941,470.00 $ 2,941,470.00 3.00% 4.50% 0.59% 04/01/24 AA- 276 Citigroup Corporate $ 5,000,000.00 $ 4,886,850.00 $ 4,886,850.00 3.35% 3.35% 0.98% 04/29/24 A 304 Bank of America Corporate $ 3,000,000.00 $ 2,920,200.00 $ 2,920,200.00 3.10% 3.10% 0.58% 04/29/24 A- 304 Federal Home Loan Bank Agency $ 4,000,000.00 $ 3,978,840.00 $ 3,978,840.00 4.88% 4.80% 0.80% 05/08/24 AA+ 313 Federal Farm Credit Agency $ 3,000,000.00 $ 2,927,250.00 $ 2,927,250.00 2.63% 5.19% 0.59% 05/16/24 AA+ 321 Federal Home Loan Bank Agency $ 2,000,000.00 $ 1,951,400.00 $ 1,951,400.00 2.88% 1.85% 0.39% 06/14/24 AA+ 350 Federal Home Loan Bank Agency $ 3,000,000.00 $ 2,982,660.00 $ 2,982,660.00 4.88% 4.72% 0.60% 06/14/24 AA+ 350 Toyota Motor Credit Corporate $ 3,000,000.00 $ 2,858,640.00 $ 2,858,640.00 0.50% 0.59% 0.57% 06/14/24 A+ 350 Federal Home Loan Mortgage Corporation Agency $ 3,750,000.00 $ 3,564,787.50 $ 3,564,787.50 0.38% 0.38% 0.71% 06/28/24 AA+ 364 Federal National Mortgage Association Agency $ 2,000,000.00 $ 1,928,640.00 $ 1,928,640.00 1.75% 1.68% 0.39% 07/02/24 AA+ 368 American Honda Finance Corp. Corporate $ 2,500,000.00 $ 2,375,275.00 $ 2,375,275.00 0.55% 0.71% 0.48% 07/12/24 A- 378 Santa Clara County Muni $ 6,535,000.00 $ 6,290,329.60 $ 6,290,329.60 2.00% 2.73% 1.26% 08/01/24 AAA 398 Federal Home Loan Bank Agency $ 2,000,000.00 $ 1,918,300.00 $ 1,918,300.00 1.50% 1.45% 0.38% 08/15/24 AA+ 412 City of Berkeley Muni $ 800,000.00 $ 780,664.00 $ 780,664.00 3.50% 1.95% 0.16% 09/01/24 AA+ 429 Federal Home Loan Bank Agency $ 2,000,000.00 $ 1,943,320.00 $ 1,943,320.00 2.88% 1.64% 0.39% 09/13/24 AA+ 441 Toyota Motor Credit Corporate $ 3,000,000.00 $ 2,833,320.00 $ 2,833,320.00 0.63% 1.04% 0.57% 09/13/24 A+ 441 Federal Home Loan Bank Agency $ 2,000,000.00 $ 1,955,760.00 $ 1,955,760.00 3.50% 4.00% 0.39% 09/13/24 AA+ 441 CA ST Muni $ 3,000,000.00 $ 2,994,870.00 $ 2,994,870.00 5.50% 4.72% 0.60% 10/01/24 AA- 459 Anaheim Housing and Public Improvements Auth. Muni $ 2,500,000.00 $ 2,418,775.00 $ 2,418,775.00 2.94% 4.30% 0.48% 10/01/24 AA- 459 CA ST Muni $ 1,450,000.00 $ 1,374,875.50 $ 1,374,875.50 1.25% 4.00% 0.28% 10/01/24 AA- 459 Federal Home Loan Bank Agency $ 2,000,000.00 $ 1,979,140.00 $ 1,979,140.00 4.50% 4.83% 0.40% 10/03/24 AA+ 461 Federal National Mortgage Association Agency $ 3,000,000.00 $ 2,862,330.00 $ 2,862,330.00 1.63% 0.75% 0.57% 10/15/24 AA+ 473 Bank of New York Mellon Corp. Corporate $ 3,000,000.00 $ 2,867,190.00 $ 2,867,190.00 2.10% 0.52% 0.57% 10/24/24 A 482 City of Visalia
Investment Report
By Maturity Date
06/30/2023
162
City of Visalia
Investment Report
By Maturity Date
06/30/2023 (cont.)
Bank of New York Mellon Corp. Corporate $ 3,000,000.00 $ 2,867,190.00 $ 2,867,190.00 2.10% 1.93% 0.57% 10/24/24 A 482 U.S. Treasury Treasury $ 2,000,000.00 $ 1,881,100.00 $ 1,881,100.00 0.75% 4.31% 0.38% 11/15/24 Aaa 504 Federal Home Loan Bank Agency $ 2,000,000.00 $ 1,996,760.00 $ 1,996,760.00 5.30% 5.30% 0.40% 11/18/24 AA+ 507 CA State Department Water Muni $ 5,000,000.00 $ 4,671,400.00 $ 4,671,400.00 0.51% 1.59% 0.93% 12/01/24 AAA 520 Santa Clara Valley California Water District Muni $ 3,500,000.00 $ 3,447,150.00 $ 3,447,150.00 4.25% 4.25% 0.69% 12/01/24 Aa1 520 Federal Home Loan Bank Agency $ 2,000,000.00 $ 1,929,160.00 $ 1,929,160.00 2.75% 1.48% 0.39% 12/13/24 AA+ 532 Federal Home Loan Bank Agency $ 2,000,000.00 $ 1,982,260.00 $ 1,982,260.00 4.63% 4.83% 0.40% 12/13/24 AA+ 532 State Street Corp. Corporate $ 3,000,000.00 $ 2,895,120.00 $ 2,895,120.00 3.30% 0.64% 0.58% 12/16/24 A 535 Federal Home Loan Bank Agency $ 3,000,000.00 $ 2,974,170.00 $ 2,974,170.00 4.65% 4.25% 0.60% 01/06/25 AA+ 556 Federal National Mortgage Association Agency $ 2,000,000.00 $ 1,896,340.00 $ 1,896,340.00 1.63% 0.36% 0.38% 01/07/25 AA+ 557 U.S. Treasury Treasury $ 2,000,000.00 $ 1,886,180.00 $ 1,886,180.00 1.38% 0.52% 0.38% 01/31/25 Aaa 581 Federal Home Loan Mortgage Corporation Agency $ 3,000,000.00 $ 2,831,910.00 $ 2,831,910.00 1.50% 0.74% 0.57% 02/12/25 AA+ 593 Toyota Motor Credit Corporate $ 5,000,000.00 $ 4,731,050.00 $ 4,731,050.00 1.80% 2.30% 0.95% 02/13/25 A+ 594 U.S. Treasury Treasury $ 2,000,000.00 $ 1,903,760.00 $ 1,903,760.00 2.00% 0.52% 0.38% 02/15/25 Aaa 596 Federal Home Loan Bank Agency $ 2,000,000.00 $ 1,982,880.00 $ 1,982,880.00 4.63% 4.22% 0.40% 03/14/25 AA+ 623 U.S. Treasury Treasury $ 5,000,000.00 $ 4,799,400.00 $ 4,799,400.00 2.63% 2.36% 0.96% 03/31/25 Aaa 640 Bay Area Toll Authority Muni $ 3,000,000.00 $ 2,845,980.00 $ 2,845,980.00 2.33% 4.70% 0.57% 04/01/25 AA 641 Federal National Mortgage Association Agency $ 2,000,000.00 $ 1,849,640.00 $ 1,849,640.00 0.63% 0.59% 0.37% 04/22/25 AA+ 662 Federal National Mortgage Association Agency $ 2,000,000.00 $ 1,849,640.00 $ 1,849,640.00 0.63% 3.15% 0.37% 04/22/25 AA+ 662 Federal Farm Credit Agency $ 5,000,000.00 $ 4,795,850.00 $ 4,795,850.00 2.75% 2.75% 0.96% 04/25/25 AA+ 665 Citigroup Corporate $ 5,000,000.00 $ 4,821,450.00 $ 4,821,450.00 4.00% 4.00% 0.96% 05/13/25 A 683 University of California Revenue Muni $ 2,000,000.00 $ 1,899,500.00 $ 1,899,500.00 2.59% 4.20% 0.38% 05/15/25 AA- 685 Federal Home Loan Mortgage Corporation Agency $ 2,000,000.00 $ 1,980,000.00 $ 1,980,000.00 5.05% 5.05% 0.40% 05/22/25 AA+ 692 Federal Home Loan Bank Agency $ 2,000,000.00 $ 1,836,800.00 $ 1,836,800.00 0.63% 0.52% 0.37% 06/13/25 AA+ 714 Federal National Mortgage Association Agency $ 2,000,000.00 $ 1,836,160.00 $ 1,836,160.00 0.50% 0.46% 0.37% 06/17/25 AA+ 718 Citigroup Corporate $ 3,000,000.00 $ 2,870,250.00 $ 2,870,250.00 4.75% 4.75% 0.57% 06/30/25 A 731 Los Angeles School District Muni $ 3,345,000.00 $ 3,073,319.10 $ 3,073,319.10 1.25% 1.09% 0.62% 07/01/25 Aa3 732 JP Morgan Chase Co. Corporate $ 1,450,000.00 $ 1,413,489.00 $ 1,413,489.00 3.90% 1.07% 0.28% 07/15/25 A- 746 Federal Home Loan Mortgage Corporation Agency $ 2,996,000.00 $ 2,733,520.44 $ 2,733,520.44 0.38% 0.46% 0.55% 07/21/25 AA+ 752 Los Angeles Commty College Muni $ 5,000,000.00 $ 4,543,900.00 $ 4,543,900.00 0.77% 0.97% 0.91% 08/01/25 AA+ 763 Pittsburg CA Unified School District Muni $ 4,375,000.00 $ 4,301,106.25 $ 4,301,106.25 4.15% 5.00% 0.86% 08/01/25 A1 763 U.S. Treasury Treasury $ 2,000,000.00 $ 1,931,640.00 $ 1,931,640.00 3.13% 4.38% 0.39% 08/15/25 Aaa 777 WalMart Inc. Corporate $ 3,000,000.00 $ 2,940,120.00 $ 2,940,120.00 3.90% 4.11% 0.59% 09/09/25 AA 802 John Deere Capital Corp. Corporate $ 2,000,000.00 $ 1,924,120.00 $ 1,924,120.00 3.40% 4.27% 0.39% 09/11/25 A 804 Federal Home Loan Bank Agency $ 3,000,000.00 $ 2,803,110.00 $ 2,803,110.00 1.75% 1.33% 0.56% 09/12/25 AA+ 805 Los Angeles School District Muni $ 5,000,000.00 $ 4,588,650.00 $ 4,588,650.00 1.54% 1.58% 0.92% 09/15/25 AA- 808 Federal Home Loan Mortgage Corporation Agency $ 2,000,000.00 $ 1,814,740.00 $ 1,814,740.00 0.38% 0.44% 0.36% 09/23/25 AA+ 816 Federal Home Loan Mortgage Corporation Agency $ 2,000,000.00 $ 1,814,740.00 $ 1,814,740.00 0.38% 0.90% 0.36% 09/23/25 AA+ 816 Federal Home Loan Mortgage Corporation Agency $ 2,000,000.00 $ 1,816,360.00 $ 1,816,360.00 0.55% 0.55% 0.36% 09/30/25 AA+ 823 CA ST Muni $ 3,000,000.00 $ 3,013,290.00 $ 3,013,290.00 5.50% 4.74% 0.60% 10/01/25 AA- 824 Procter & Gamble Co. Corporate $ 3,000,000.00 $ 2,718,390.00 $ 2,718,390.00 0.55% 0.69% 0.54% 10/29/25 AA- 852 CA State Muni $ 2,000,000.00 $ 1,902,500.00 $ 1,902,500.00 3.00% 0.70% 0.38% 11/01/25 AA- 855 CA State University Muni $ 5,555,000.00 $ 5,047,606.30 $ 5,047,606.30 0.89% 1.63% 1.01% 11/01/25 AA- 855 Federal National Mortgage Association Agency $ 2,000,000.00 $ 1,812,640.00 $ 1,812,640.00 0.50% 0.68% 0.36% 11/07/25 AA+ 861 Federal National Mortgage Association Agency $ 2,000,000.00 $ 1,812,640.00 $ 1,812,640.00 0.50% 1.13% 0.36% 11/07/25 AA+ 861 U.S. Bancorp Corporate $ 3,000,000.00 $ 2,883,960.00 $ 2,883,960.00 3.95% 0.75% 0.58% 11/17/25 A 871 Federal Home Loan Bank Agency $ 2,000,000.00 $ 1,982,860.00 $ 1,982,860.00 4.50% 4.22% 0.40% 12/12/25 AA+ 896 Federal Farm Credit Agency $ 2,000,000.00 $ 1,965,800.00 $ 1,965,800.00 4.00% 4.00% 0.39% 01/13/26 AA+ 928 John Deere Capital Corp. Corporate $ 3,000,000.00 $ 2,698,770.00 $ 2,698,770.00 0.70% 0.74% 0.54% 01/15/26 A 930 Federal Farm Credit Agency $ 2,000,000.00 $ 2,001,200.00 $ 2,001,200.00 4.75% 4.10% 0.40% 03/09/26 AA+ 983 Charles Schwab Corp. Corporate $ 4,000,000.00 $ 3,533,520.00 $ 3,533,520.00 0.90% 1.04% 0.71% 03/11/26 A- 985 CA State Muni $ 3,400,000.00 $ 3,196,510.00 $ 3,196,510.00 2.65% 0.97% 0.64% 04/01/26 AA- 1006 CA State Muni $ 1,320,000.00 $ 1,240,998.00 $ 1,240,998.00 2.65% 3.18% 0.25% 04/01/26 AA- 1006 Bay Area Toll Authority Muni $ 2,405,000.00 $ 2,241,556.20 $ 2,241,556.20 2.43% 4.90% 0.45% 04/01/26 AA 1006 Bay Area Toll Authority Muni $ 3,000,000.00 $ 2,796,120.00 $ 2,796,120.00 2.43% 4.69% 0.56% 04/01/26 AA 1006 Amazon.Com Inc. Corporate $ 3,000,000.00 $ 2,697,090.00 $ 2,697,090.00 1.00% 1.02% 0.54% 05/12/26 AA 1047 John Deere Capital Corp. Corporate $ 1,250,000.00 $ 1,122,362.50 $ 1,122,362.50 1.05% 0.91% 0.22% 06/17/26 A 1083 U.S. Treasury Treasury $ 3,000,000.00 $ 2,703,060.00 $ 2,703,060.00 0.88% 1.61% 0.54% 06/30/26 Aaa 1096 Federal Farm Credit Agency $ 2,000,000.00 $ 1,992,740.00 $ 1,992,740.00 4.50% 4.68% 0.40% 07/27/26 AA+ 1123 U.S. Treasury Treasury $ 5,000,000.00 $ 4,454,500.00 $ 4,454,500.00 0.63% 2.58% 0.89% 07/31/26 Aaa 1127 Los Angeles Commty College Muni $ 2,000,000.00 $ 1,775,840.00 $ 1,775,840.00 1.17% 2.38% 0.36% 08/01/26 AA+ 1128 Fremont Unified School District Muni $ 5,470,000.00 $ 4,832,963.80 $ 4,832,963.80 0.83% 3.30% 0.97% 08/01/26 AA- 1128 Upper Santa Clara Valley Joint Powers Authority Muni $ 3,700,000.00 $ 3,301,917.00 $ 3,301,917.00 1.18% 3.43% 0.66% 08/01/26 AA 1128 San Jose Unified School District Muni $ 2,205,000.00 $ 2,112,125.40 $ 2,112,125.40 3.37% 3.55% 0.42% 08/01/26 AA+ 1128 Federal Home Loan Bank Agency $ 3,000,000.00 $ 2,768,610.00 $ 2,768,610.00 1.88% 1.12% 0.55% 09/11/26 AA+ 1169 Federal National Mortgage Association Agency $ 2,000,000.00 $ 1,846,000.00 $ 1,846,000.00 1.88% 1.21% 0.37% 09/24/26 AA+ 1182 U.S. Treasury Treasury $ 3,000,000.00 $ 2,684,070.00 $ 2,684,070.00 0.88% 3.02% 0.54% 09/30/26 Aaa 1188 CA State Muni $ 3,000,000.00 $ 2,776,650.00 $ 2,776,650.00 2.38% 1.05% 0.56% 10/01/26 AA- 1189 Federal Farm Credit Agency $ 3,000,000.00 $ 2,973,450.00 $ 2,973,450.00 4.25% 4.27% 0.60% 11/23/26 AA+ 1242 CA State Department Water Muni $ 5,000,000.00 $ 4,408,950.00 $ 4,408,950.00 1.05% 1.68% 0.88% 12/01/26 AAA 1250 163
City of Visalia
Investment Report
By Maturity Date
06/30/2023 (cont.)
CA State Department Water Muni $ 1,500,000.00 $ 1,322,685.00 $ 1,322,685.00 1.05% 4.00% 0.26% 12/01/26 AAA 1250 Federal Home Loan Bank Agency $ 3,000,000.00 $ 2,698,380.00 $ 2,698,380.00 1.25% 1.66% 0.54% 12/21/26 AA+ 1270 Federal Home Loan Bank Agency $ 5,000,000.00 $ 4,497,300.00 $ 4,497,300.00 1.25% 2.70% 0.90% 12/21/26 AA+ 1270 Federal Farm Credit Agency $ 2,000,000.00 $ 1,963,800.00 $ 1,963,800.00 3.88% 4.07% 0.39% 12/23/26 AA+ 1272 U.S. Treasury Treasury $ 5,000,000.00 $ 4,583,200.00 $ 4,583,200.00 1.88% 2.37% 0.92% 02/28/27 Aaa 1339 Federal Home Loan Bank Agency $ 3,000,000.00 $ 2,996,370.00 $ 2,996,370.00 4.50% 4.01% 0.60% 03/12/27 AA+ 1351 Amazon.Com Inc. Corporate $ 5,000,000.00 $ 4,761,650.00 $ 4,761,650.00 3.30% 3.38% 0.95% 04/13/27 AA 1383 Federal Farm Credit Agency $ 5,000,000.00 $ 4,730,800.00 $ 4,730,800.00 2.88% 2.88% 0.95% 04/26/27 AA+ 1396 University of California Revenue Muni $ 1,600,000.00 $ 1,470,672.00 $ 1,470,672.00 2.56% 5.00% 0.29% 05/15/27 AA- 1415 University of California Revenue Muni $ 2,000,000.00 $ 1,773,260.00 $ 1,773,260.00 1.32% 4.69% 0.35% 05/15/27 AA 1415 University of California Revenue Muni $ 2,000,000.00 $ 1,773,260.00 $ 1,773,260.00 1.32% 4.00% 0.35% 05/15/27 AA 1415 University of California Revenue Muni $ 2,000,000.00 $ 1,758,540.00 $ 1,758,540.00 1.37% 3.90% 0.35% 05/15/27 AA 1415 Torrance CA Joint Powers Authority Muni $ 1,030,000.00 $ 908,573.30 $ 908,573.30 1.71% 4.85% 0.18% 06/01/27 AA 1432 San Joaquin California Community College Dist. Muni $ 2,500,000.00 $ 2,191,050.00 $ 2,191,050.00 1.43% 4.69% 0.44% 08/01/27 Aa2 1493 San Bernardino CA Community College Dist. Muni $ 1,455,000.00 $ 1,289,944.80 $ 1,289,944.80 1.61% 4.10% 0.26% 08/01/27 AA 1493 San Ramon Valley Unified School District Muni $ 3,445,000.00 $ 3,044,484.30 $ 3,044,484.30 1.44% 4.00% 0.61% 08/01/27 AA+ 1493 U.S. Treasury Treasury $ 3,000,000.00 $ 2,773,230.00 $ 2,773,230.00 2.25% 2.97% 0.55% 08/15/27 Aaa 1507 Amazon.Com Inc. Corporate $ 5,000,000.00 $ 4,704,300.00 $ 4,704,300.00 3.15% 4.11% 0.94% 08/22/27 AA 1514 Federal Farm Credit Agency $ 2,000,000.00 $ 2,011,160.00 $ 2,011,160.00 4.38% 3.77% 0.40% 09/15/27 AA+ 1538 Toyota Motor Credit Corporate $ 2,000,000.00 $ 1,972,060.00 $ 1,972,060.00 4.55% 4.70% 0.39% 09/20/27 A+ 1543 Amazon.Com Inc. Corporate $ 3,000,000.00 $ 2,981,160.00 $ 2,981,160.00 4.55% 4.83% 0.60% 12/01/27 AA 1615 Federal Home Loan Bank Agency $ 2,000,000.00 $ 1,993,140.00 $ 1,993,140.00 4.25% 4.03% 0.40% 12/10/27 AA+ 1624 Federal Farm Credit Agency $ 2,000,000.00 $ 1,952,240.00 $ 1,952,240.00 3.75% 4.00% 0.39% 12/22/27 AA+ 1636 John Deere Capital Corp. Corporate $ 2,000,000.00 $ 1,998,340.00 $ 1,998,340.00 4.75% 4.64% 0.40% 01/20/28 A 1665 Apple Inc. Corporate $ 5,000,000.00 $ 4,333,550.00 $ 4,333,550.00 1.20% 4.67% 0.87% 02/08/28 AA+ 1684 JP Morgan Chase Co. Corporate $ 3,000,000.00 $ 3,003,390.00 $ 3,003,390.00 5.20% 5.21% 0.60% 02/28/28 A- 1704 CA ST Muni $ 3,000,000.00 $ 2,847,780.00 $ 2,847,780.00 3.50% 3.95% 0.57% 04/01/28 AA- 1737 JP Morgan Chase Co. Corporate $ 2,000,000.00 $ 1,955,220.00 $ 1,955,220.00 5.25% 5.25% 0.39% 05/30/28 A- 1796 Total Investments $ 454,486,000.00 $ 433,062,057.64 $ 433,062,057.64 86.7% Other Investments
Local Agency Investment Funds (LAIF) LAIF $ 13,122,232.84 $ 13,122,232.84 $ 13,122,232.84 3.01% 3.01% 2.6% 06/30/23 N/A - Local Agency Investment Funds (LAIF) - COVID LAIF $ 25,105,746.62 $ 25,105,746.62 $ 25,105,746.62 3.01% 3.01% 5.0% 06/30/23 N/A - California Asset Management Program (CAMP) CAMP $ 28,176,426.44 $ 28,176,426.44 $ 28,176,426.44 5.24% 5.24% 5.6% 06/30/23 N/A - Orchard Walk West Bond $ 135,000.00 $ 135,000.00 $ 135,000.00 6.75% 6.75% 0.0% 06/01/26 N/A 1067 Atwood Water Main District Bond $ 72,812.23 $ 72,812.23 $ 72,812.23 4.00% 4.00% 0.0% 09/02/30 N/A 2621 Laura Water Main District Bond $ 46,165.22 $ 46,165.22 $ 46,165.22 4.00% 4.00% 0.0% 09/02/30 N/A 2621 Total Other Investments $ 66,658,383.35 $ 66,658,383.35 $ 66,658,383.35 13.3% Total Portfolio Holdings $ 521,144,383.35 $ 499,720,440.99 $ 499,720,440.99 2.75% 100.0% 164
Visalia City Council
Staff Report
Visalia City Council
707 W. Acequia
Visalia, CA 93291
File #: 23-0328 Agenda Date: 9/5/2023 Agenda #: 4.

Agenda Item Wording:

Authorization for the City Manager to award a not to exceed annual contract in the amount of $16,500 for RFB 22-23-52 to Westscapes, from Hanford, CA for a one-year contract with an optional four additional years of landscaping maintenance services at City of Visalia Convention Center (RFB 22-23-35).

Deadline for Action: None
Submitting Department: Administration - Convention Center Contact Name and Phone Number:

Michael Kaiser, Convention Center - Operations Supervisor, [email protected], 559-713- 4604
Adrian Reynosa, Convention Center - Manager,
[email protected], 559-713-4004
Nick Mascia, Assistant City Manager,
[email protected], 559-713-4323
Department Recommendation:

Staff recommends that the City Council authorizes the City Manager to enter a contract for landscaping services at City of Visalia Convention Center to Westscapes Landscaping Services in a not to exceed amount of $16,404.00. This agreement will be for one year with the option for four additional single years.

Background Discussion:

In late 2017, a contract was approved, for landscape maintenance, to Westscapes from Hanford, CA for City of Visalia Convention Center Facilities for an amount of $1,195.00 monthly/ $14,340.00 annually. The Contract was for a single year with four optional one-year extensions. That contract expired in 2022, However, Westscapes extended the contract on a month-to-month basis to allow the City to assemble and advertise a Request for Bids (RFB).

From June 8 through June 14t, 2023, RFB 22-23-52 for the annual contract for Landscape Maintenance Services was advertised with a deadline of submittals on July 6, 2023, at 2PM. The initial contract term shall be one (1) year from the award of contract with option to renew four (4) additional one-year periods.

The bid was drafted which allowed the bidders to bid on a monthly service.

The need for landscaping service is to maintain, improve and provide safe environment to the exterior of the City of Visalia Convention Center without increasing current staffing. levels. Three bids were received; each of the bidders provided a cost for monthly invoiced services.

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File #: 23-0328 Agenda Date: 9/5/2023 Agenda #: 4.

Monthly service cost:

Joe Grijalva Landscape $2,725.00
Perfect Care $1,560.00
Westscapes $1,367.00
Westscapes Landscaping Services is the low bidder and is recommended for a (1) year agreement with four (4) one-year extensions for a total of five (5) years. This agreement can be terminated with or without cause by either party upon written notice. It is estimated that charges for landscaping services at the City of Visalia Convention Center will be approximately $16,404.00.

Westscapes Landscaping Service of Hanford, CA is the current City of Visalia Convention Center landscaping contractor, and the staff has been satisfied with their services over the past five years.

Westscapes Landscaping Service has been a reliable source for landscaping staffing. This service has been reliable and has been able to provide a consistent satisfactory weekly service.

Fiscal Impact:

Staff is recommending an annual contract not to exceed $16,500.00 per year. The estimated contract amount is budgeted as part of their annual operating budget, account #4135-55230 of the Convention Center.

Prior Council Action:

None
Other:

N/A
Alternatives:

None recommended.

Recommended Motion (and Alternative Motions if expected):

I move to award to authorize the City Manager to enter a one-year contract with the option of four additional years with Westscapes Services an annual amount of not to exceed $16,500.00.

Environmental Assessment Status: N/A
CEQA Review:

N/A
Attachments:

Attachment A - Bid Summary
Attachment B - Owner Disclosure Statement
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Visalia City Council
Staff Report
Visalia City Council
707 W. Acequia
Visalia, CA 93291
File #: 23-0336 Agenda Date: 9/5/2023 Agenda #: 5.

Agenda Item Wording:

Reappointment of the City Attorney and authorization for the City Manager to exercise the option to extend the current agreement with Peltzer Richardson law firm for an additional term of two-years at the monthly rate of $48,685 for in-scope/routine matters, and $187.25/hr for special services.

Deadline for Action: 9/5/2023
Submitting Department: Administration
Contact Name and Phone Number: Leslie B. Caviglia, 559-713-4317 Department Recommendation: It is recommended that the Visalia City Council direct the City Manager to exercise the option to extend the current agreement with the law firm of Peltzer and Richardson for an additional term of two-years at the monthly rate of $48,685 for in-scope/routine matters, and $187.25/hr for specialty services. It is also recommended that Ken Richardson continue to be the City Attorney, and Alex Peltzer and Jim Koontz as Assistant City Attorneys.

Background Discussion:

The City Council recently conducted a review of the services provided by Peltzer Richardson and confirmed that the Council is pleased with the quality of the professional services provided and would be interested in extending the current agreement by two-years, from July 1, 2023 through June 30, 2025. The firm requested an increase in the monthly fee for specific services and special services of 7% which will increase the contract to from $45,500 to $48,685/month and an increase of the hourly rate charge for special services from $175/hour to $187.25/hour. This is the first increase since 2021, and remains comparatively low within the industry.

As noted below, the City originally had a single firm that handled City Attorney, personnel issues, and litigation. That firm split in 2013 and the City retained both firms to provide their specialized services to the City. The City Council finds that having these specializations has served the City well and has indicated a desire to continue. The City also has the option of using other specialized legal firms as the City deems appropriate.

Fiscal Impact:

The contract will increase the in-scope/routine matters fee by $3,185/month or $38,220/annually bringing the annual contract to $584,220. The fiscal impact of the hourly rate will depend upon need.

Prior Council Action: 1998 - The City Council bid out the City Attorney Contract and Dooley Herr was awarded the contract. 2008 - The firm formed two entities but operated as a single firm. 2013 - The companies formed 2 separate firms (Peltzer & Richardson; Herr Pedersen & Berglund). 2014 - The City Council entered into a one-year contract with both the Peltzer and the Herr firms with two one-year extensions. 2017 - The City Council entered into a two-year contract with both the Peltzer and Herr firms following an independent review of the City Attorney and litigation contracts and Visalia City Council Page 1 of 2 Printed on 9/1/2023
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File #: 23-0336 Agenda Date: 9/5/2023 Agenda #: 5.
performance by an outside firm. 2019 - Entered into a two-year contract with both firms. 2021 - Entered into a two-year contract with both firms.

Other: N/A
Alternatives: Begin the Request for Proposal process to solicit a new firm.

Recommended Motion (and Alternative Motions if expected):

I move to approve the option to extend the current agreement with Peltzer Richardson law firm for an additional term of two-years, including a 7% increase in the monthly and hourly fees and to appoint the designated individuals as City Attorney and Assistant City Attorneys.

Environmental Assessment Status: N/A
CEQA Review: N/A
Attachments: N/A
Visalia City Council Page 2 of 2 Printed on 9/1/2023
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Visalia City Council
Staff Report
Visalia City Council
707 W. Acequia
Visalia, CA 93291
File #: 23-0338 Agenda Date: 9/5/2023 Agenda #: 6.

Agenda Item Wording:

Authorization for the City Manager to enter into an agreement with Herr, Pedersen, and Berglund for a two-year term.

Deadline for Action: 9/5/2023
Submitting Department: Administration
Contact Name and Phone Number: Leslie B. Caviglia, 559-713-4332 Department Recommendation:

It is recommended that the Visalia City Council authorize the City Manager to enter into a contract with Herr, Pedersen and Berglund for a two-year term at the agreed upon rate of $187.25/hour, and in-scope rate of $6,000/month for personnel and employment law services.

Background Discussion:

The City Council recently conducted a review of the legal services provided by Herr, Pedersen and Berglund and confirmed that Council is pleased with the quality of the professional services provided, and would be interested in entering into a two-year contract with the firm. Staff is recommending a 7% increase to $187.25/hour for litigation services, and retain the current $6,000/month in-scope fee, as defined in the contract, for personnel and employment law services. This is the first increase since 2021, and is comparatively low within the industry.

In the 2022-23 fiscal year, the City paid the firm $653,307.11.

Fiscal Impact:

Based on the previous fiscal year, the 7% increase would amount to $45,731. The actual amount will vary based on usage.

Prior Council Action: 1998 - The City Council bid out the City Attorney Contract and Dooley Herr was awarded the contract 2008 - The firm formed two entities but operated as a single firm 2013 - The companies formed 2 separate firms (Peltzer & Richardson; Herr Pedersen & Berglund) 2014 - The City Council entered into a one-year contract with both the Peltzer and the Herr firms with two one-year extensions. 2017 - The City Council entered into a two-year contract with both the Peltzer Visalia City Council Page 1 of 2 Printed on 9/1/2023
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File #: 23-0338 Agenda Date: 9/5/2023 Agenda #: 6.
and Herr firms following an independent review of the City Attorney and litigation contracts and performance by an outside firm. 2019 - Entered into a two-year contract with both firms 2021 - Entered into a two-year contract with both firms.

Other: N/A
Alternatives: To go out to bid for a litigation attorney firm.

Recommended Motion (and Alternative Motions if expected):

I move to approve a two-year contract with Herr, Pedersen and Berglund including a 7% increase in the hourly fee.

Environmental Assessment Status: N/A
CEQA Review: N/A
Attachments: Draft contract
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LEGAL SERVICES AGREEMENT
This LEGAL SERVICES AGREEMENT is made and entered into this ___ day of June, 2023, by and between the CITY OF VISALIA (hereinafter referred to as the “City”), and HERR, PEDERSEN & BERGLUND (“HPB”).

RECITALS
WHEREAS, the City seeks legal counsel concerning issues of municipal litigation and personnel and employment law issues; and
WHEREAS, Article VII, Section 4 of the City’s Charter states that the City Council shall have the power to direct and control the defense and prosecution of all suits and proceedings to which the City is a party or in which it is interested, and may employ counsel to assist the City Attorney therein.

WHEREAS, HPB has considerable experience representing public agencies, including the City, and is willing, qualified and duly licensed to provide legal services to City as City Attorney under this contract as an independent contractor, subject to the terms and conditions herein stated; and
WHEREAS, the City has determined that HPB is qualified by training and experience to render such services, and HPB has agreed to provide such services; and WHEREAS, the public interest will be served by this Agreement; NOW, THEREFORE, the parties hereto do mutually agree as follows:

1. SCOPE OF SERVICES.
(a) Litigation Services Defined. City hires HPB to provide Litigation as defined herein below to the City. The services provided shall include:
(i) Representation of the City in matters involving actions filed in the state or federal court system, matters involving a quasi-judicial administrative proceeding, matters involving a claim filed with the City pursuant to the California Government Claims Act
(ii) Personnel Administrative Hearings
(iii) PERB/Unfair Labor Practice Charges
(iv) Personnel mediation related grievances
(b) Personnel and Employment Law Services. City hires HPB to provide Personnel and Employment Law Services as defined herein below to the City. The services provided shall include.
(i) Bi-weekly meeting with HR Manager
(ii) Monthly meeting with City Manager or designee
(iii)Consultation on general personnel matters
(iv) Council, Employee and Committee Member Trainings
(v) Policy Revisions
(vi) Consultation and advice on Leave of Absence, Reasonable Accommodation, Interactive Process, Disability counseling.
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(c) In providing Litigation Services and Personnel and Employment Law Services, HPB shall inform and coordinate services with the City Attorney, and shall provide quarterly status reports on all pending litigation items, addressed to the City Council, City Manager and City Attorney.

2. APPOINTMENT – CITY LITIGATOR.

Pursuant to Article VII, Section 4 of the City Charter, the City hereby appoints Leonard C. Herr to act as City Litigator responsible for defense and prosecution of suits and proceedings as assigned, and to assist the City Attorney therein. HPB may not, without the consent of the City Council, designate other attorneys in HPB to serve as City Litigator.

3. COMPENSATION AND METHOD OF PAYMENT.
(a) City agrees to pay HPB ONE HUNDRED AND EIGHTY-SEVEN DOLLARS AND TWENTY-FIVE ($187.25) per hour for all attorney time and ONE HUNDRED AND TEN DOLLARS ($118) per hour for all paraprofessional time for the provision of all “Litigation Services” as defined above. For the purposes of this Agreement, paraprofessionals shall be defined solely as law clerks, paralegals and certified legal assistants.
(b) City agrees to pay HPB SIX THOUSAND DOLLARS ($6,000.00) per month for the provision of all “Personnel and Employment Law Services” as defined above.
(c) HPB will not charge the City of Visalia for any copy, facsimile, postage, local courier or telephone charges. HPB will charge for out of pocket expenses associated with litigation (filing, expert witness, court reporters and copying of documents in response to discovery requests), conference registration (registration fees for conferences related to continuing education will not be charged to the City), and travel expenses related to out of town business. (d) HPB will bill the City on a monthly basis with itemization and detail sufficient to meet City’s accounting needs. HPB and City will specify detail necessary for accounting purposes prior to the commencement of legal services pursuant to this agreement. HPB will provide one set of bills for payment per month, but may request payment of such bills through up to two separate payments. HPB will bill in one-tenth of an hour increments. (e) HPB shall not bill for the following services: (i) updating Council on case status, including preparing the quarterly status reports as described in the Litigation Services definition; (ii) having more than one attorney at any legal proceeding, unless agreed to by representative of City; (iii) communicating among HPB attorneys about a case; (iiii) Litigation Committee meetings. (a) City will pay all bills as required by this Agreement within THIRTY (30) days of receipt. If the City does not comply with these requirements, HPB may terminate this Agreement upon written notice to the City.

4. TERM.

Unless otherwise terminated as provided herein, this Agreement shall commence on July 1, 2023, and shall extend through June 30, 2025. City shall have the option of 174
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extending this Agreement for one additional term of one or two years, on the same terms and conditions provided herein, by providing 60 days’ notice in writing of City’s intent to exercise this option to extend.

5. PERFORMANCE REVIEW.
(a) Annual Performance Review. On or about April 1, 2024, and annually thereafter in the event of extension of the term of this Agreement, the City Council shall audit and review the performance and legal fees of HPB and its members or associates in furnishing the services provided hereunder, and the compensation provisions hereof. The parties may agree to changes or amendments hereto, including, but not necessarily limited to, changes in compensation provisions, which changes or amendments shall be evidenced by written amendment or by minute order evidencing motion duly made and carried by the City Council. Nothing in this paragraph shall be deemed to prevent or inhibit more frequent review of performance, compensation, or other matters relating to this Agreement or otherwise inhibit the free and candid exchange of views between the parties hereto, to the end that the legal interests of City shall best be served and HPB shall fairly be compensated for legal services rendered.
(b) Compensation and Scope Review. It is understood that the compensation provision of this Agreement as it relates to Personnel and Employment Law Services is based on the assumption that full performance of the indicated Scope of Services will require approximately 37 hours of combined attorney and para-professional staff work on an average monthly basis, and that attorney time will constitute approximately 90 percent of the total time, on average. In the event that significantly more or less work than anticipated is required to adequately perform the indicated Scope of Services, the parties agree to confer annually regarding increase or decrease in either the Scope of Services, the compensation provisions of this Agreement, or both.

7. NO PERSONAL LIABILITY.

No member, official or employee of the City shall be personally liable to HPB or any successor in interest in the event of any default or breach by the City or for any amount which may become due to HPB or successor or on any obligation under the terms of this Agreement.

8. ASSIGNMENT OF AGREEMENT.

HPB shall not assign or transfer any interest in, nor delegate any duties thereof in this Agreement. Any assignment or delegation without express written consent of the City shall be void.

9. RESPONSIBILITY OF HPB.

HPB shall take and assume all responsibility for the services rendered in connection with this Agreement. HPB shall render its services in accordance with the standard of care required of a competent practitioner engaged in a similar practice of law. Mr. Herr shall be responsible for ensuring that HPB provides the highest quality legal services. 175
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HPB agrees to provide conscientious, competent and diligent services and at all times will seek to achieve solutions, which are just and reasonable for the City. However, because of the uncertainty of legal proceedings, the interpretation and changes in the law and many unknown factors, HPB cannot and does not warrant, predict or guarantee results or the final outcome of any case or matter.

10. INDEPENDENT CONTRACTOR.

HPB hereby declares that it is engaged in an independent business and agrees to perform said services as an independent contractor and not as the agent or employee of the City. HPB agrees to be solely responsible for its own matters relating to payment of employees, including compliance with Social Security, withholding and all other regulations governing such matters. HPB agrees to be solely responsible for its own acts and those of its subordinates and employees during the life of this Agreement.

11. INSURANCE.
(a) HPB shall have and maintain in full force and effect the insurance policies set forth in Attachment A, which is attached hereto and incorporated herein. All policies, certificates or binders shall be subject to approval by the City as to form and content.

These requirements are subject to amendment or waiver if so approved in writing by the City Manager. HPB shall provide the City with a copy of said policies, certificates prior to commencing work under this Agreement.
(b) Thirty (30) days prior written notice of cancellation shall be given to the City in the event of expiration, cancellation or reduction in coverage of any nature. Such notice shall be sent to:

City Manager
City of Visalia
220 N. Santa Fe
Visalia, California 93292
(c) Proof of Coverage: Copies of the required certificates of insurance, which shall be provided by HPB insurance company as evidence of the stipulated coverages. This Proof of Insurance shall then be mailed to:

City Manager
City of Visalia
220 N. Santa Fe
Visalia, California 93292

12. CONFLICTS OF INTEREST.

HPB declares it has no holdings or interests within the City, which preclude it from serving as City Attorney. Further, HPB declares that it has disclosed its list of clients to the City Manager. HPB has no business holdings or agreements with any official or other representatives of the City.

13. CONFIDENTIALITY.
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To the extent permitted by law, all the reports, information, data or other materials prepared or assembled by HPB under this Agreement, including DHPB’s opinion and conclusions based upon such items, are confidential. HPB agrees that such reports, information, opinions or conclusions shall not be made available to or discussed with any individual or organization, including the news media, without the prior written approval of the City.

14. TERMINATION.
(a) This Agreement may be terminated, with or without cause, in writing by the City for its convenience, provided that no such termination may be affected unless HPB is given not less than thirty (30) days written notice (delivered by certified mail, return receipt requested) of the intent to terminate.
(b) Any termination shall provide for payment to HPB for services rendered and expenses incurred prior to the termination.
(c) Upon receipt of a termination notice HPB shall (1) promptly discontinue all services affected (unless the notice directs otherwise) and (2) deliver to the City all records, reports, and files of the City.
(d) Upon termination, the City may take over the work and prosecute the same to completion by agreement with another party or otherwise. (e) The rights and remedies of the City and HPB provided in this clause are in addition to any other rights and remedies provided by law or under this Agreement.

15. FILE RETENTION AND DESTRUCTION.

HPB shall safely maintain and store all files, records and other materials acquired in the course of its representation of the City, for a period of seven (7) years. No files will be destroyed without the consent of the City. If the City and HPB believes it is necessary to retain files beyond seven (7) years then terms for the maintenance and storage of those files will be agreed to in a separate written agreement.

16. NONDISCRIMINATION.

In connection with the execution of this Agreement, HPB shall not discriminate against any employee or applicant for employment because of race, religion, color, sex, ancestry, national origin, disability, age, genetic information, marital status, sexual orientation, gender identity and gender expression, medical condition, military or veteran status, or any other classification protected by law.

17. ENTIRE AGREEMENT.

This Agreement represents the entire agreement between the parties and supersedes any and all other agreements, either oral or in writing, between the parties hereto with respect to the subject matter hereof; and no other agreement, statement, or promise relating to the subject matter of this Agreement not contained herein shall be valid or binding.

18. INTERPRETATION OF AGREEMENT.
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This Agreement shall be construed and interpreted both as to validity and performance of the parties in accordance with the laws of the State of California.

19. SUCCESSORS AND ASSIGNS.

Subject to the provision of this Agreement regarding assignment, this Agreement shall be binding on the heirs, executors, administrators, successors, and assigns of the respective parties.

IN WITNESS WHEREOF, the City and HPB have executed this Agreement on the date first written above.

CITY OF VISALIA HERR PEDERSEN &
BERGLUND, Attorneys at Law, LLP
By: __________________________ By: _____________________________ Leslie B. Caviglia, City Manager Leonard C. Herr
By:

Brian Poochigian, Mayor
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ATTACHMENT A

INSURANCE
INSURANCE REQUIREMENTS:

HPB, at HPB’s sole cost and expense and for the full term of this Agreement or any renewal thereof shall obtain and maintain at least all of the following minimum insurance requirements prior to commencing any work or receiving payments therefor under this Agreement:
(a) A COMPREHENSIVE GENERAL LIABILITY policy with a minimum limit of not less than ONE MILLION DOLLARS ($1,000,000.00) combined single limit for personal injury, bodily injury, and property damage.
(b) A WORKERS COMPENSATION AND EMPLOYERS LIABILITY policy written in accordance with the Labor Code of the State of California and Employers Liability limits of $1,000,000.00 per accident. The insurer shall agree to waive all rights of subrogation against the Agency, its officials, employees, and agents for losses arising from work performed by the contractor for the Agency.
(c) A PROFESSIONAL LIABILITY ERRORS AND OMISSIONS policy in an amount not less than FIVE HUNDRED THOUSAND DOLLARS ($1,000,000.00) per claim, ONE MILLION DOLLARS ($2,000,000.00) aggregate. If this policy should contain a deductible clause, it shall not be greater than TWENTY-FIVE THOUSAND DOLLARS ($25,000.00) per occurrence.
(d) AUTOMOTIVE INSURANCE. The attorneys at HPB agree to keep in good standing valid California driver’s licenses at all times during the term of this Agreement.

HPB shall also obtain, and keep in force during the term hereof, a policy of motor vehicle public liability insurance which shall afford not less than the following amounts of coverage: ONE HUNDRED THOUSAND DOLLARS ($100,000.00) each occurrence; property damage liability, TWENTY-FIVE THOUSAND DOLLARS ($25,000.00) each occurrence.
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Visalia City Council
Staff Report
Visalia City Council
707 W. Acequia
Visalia, CA 93291
File #: 23-0326 Agenda Date: 9/5/2023 Agenda #: 1.

Agenda Item Wording:

Public hearing and consideration of the following actions:

1. Adoption of Initial Study / Mitigated Negative Declaration No. 2023-37, consistent with the California Environmental Quality Act (Resolution No. 2023-40).

2. Initiation of Proceedings for Annexation No. 2021-04: A request to annex 95.56 acres, located within the City of Visalia Urban Development Boundary Tiers II and III, into the Visalia city limits. The annexation request includes authorizing the detachment from County Service Area No. 1 in accordance with State and County requirements and authorizing the City Manager to sign and enter into a Pre-Annexation Agreement (Resolution No. 2023-41).

3. General Plan Amendment No. 2021-05: A request to amend the location and acreage of General Plan land use designations within 95.56 acres, resulting in the elimination of Very Low -Density Residential designation and redistribution of Low Density Residential, Medium Density Residential, and Parks / Recreation designations (Resolution No. 2023-42).

4. Introduction and First Reading of Ordinance No. 2023-08 for Specific Plan No. 2021-06: A request to establish a new specific plan (Pratt Family Ranch Specific Plan) on 95.56 acres, including districts for low density residential, medium density residential, and parks and open space, and establishment of lots below minimum lot size. Full buildout of the plan will accommodate approximately 541 dwelling units and 8.3 acres of parks & open space, to be developed across Urban Development Boundary Tiers II and III. (Ordinance No. 2023-08 required)
Project Applicant: D.R. Horton CA3, Inc.

Project Location: North of Riverway Drive on the west and east sides of North Mooney Boulevard. (APN: 078-010-025, 028, 029; 078-110-022, 023)
Deadline for Action: 9/5/2023
Submitting Department: Community Development
Contact Name and Phone Number:

Brandon Smith, Principal Planner, (559) 713-4636, [email protected]; Paul Bernal, Community Development Director, (559) 713-4025, [email protected] Department Recommendation:

The Planning Commission recommends that the City Council initiate annexation proceedings for the project by taking the following actions, consistent with the staff recommendation made to Planning Commission on August 14, 2023:

1. Adopt Initial Study / Mitigated Negative Declaration No. 2023-37 prepared for the following related entitlements.

2. Initiate proceedings for Annexation No. 2021-04 with the Tulare County Local Agency Formation Visalia City Council Page 1 of 11 Printed on 9/1/2023
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2. Initiate proceedings for Annexation No. 2021-04 with the Tulare County Local Agency Formation Commission (LAFCO), including authorizing the detachment of the property from County Service Area No. 1 in accordance with State and County requirements; and authorizing the City Manager to enter into a Pre-Annexation Agreement between the City of Visalia and property owners.

3. Approve General Plan Amendment No. 2021-05.

4. Introduce first reading of Ordinance No. 2023-08 approving Specific Plan No. 2021-06.

If approved by the City Council, staff will bring back the second reading of Ordinance No. 2023-08 at the next City Council meeting and file the annexation application with LAFCO.

The entitlements are supported by both Planning Commission and staff based on the project’s consistency with the Land Use Element of the General Plan. Specifically, the Annexation will facilitate a master-planned residential development on a 95-acre site that spans between Urban Development Boundary Growth Tiers II and III, as allowed under General Plan Land Use Policy LU-P-22.

Furthermore, staff recommends approval of the General Plan Amendment and Specific Plan, based on the project’s consistency with the Land Use Element of the General Plan, the Zoning and Subdivision Ordinances, and Housing Accountability Act (Government Code section 65589.5).

Background Discussion:

Project applicant D.R. Horton has filed entitlement applications to facilitate the subdivision and development of property consisting of multiple parcels that are under common ownership, 95 acres in total, outside of the City limits. The project site is currently vacant except for one residence and was previously employed for agricultural use.

The entire project, described more fully in the Pratt Family Ranch Specific Plan document (included as Attachment 5), consists of a 541-lot single-family residential neighborhood with both public streets and private gated streets, along with 8.3 acres of parks and open space (shown as Attachment 6).

The property will be developed entirely with detached single-family dwellings on both City standardsize lots and on small lots, including some gated small-lot communities. The specific plan document also functions as a planned residential development, providing design and development standards for the property’s residential communities as well as deviations to City development standards. For the gated neighborhoods that contain small lot single-family residences on property to be zoned R-M2, elevations and floor plans for three home models to be associated with the development are provided, each with multiple exterior treatment options (see Attachments 9 and 10). The plans are all two-story units ranging in size from 1,378 square feet to 1,775 square feet of livable space.

Entitlements for this project consist of an annexation, tentative subdivision map, adoption of a specific plan (which includes the establishment of a planned residential development), and a general plan amendment. The tentative subdivision map (see Attachment 8) was filed to create 247 lots out of the 541 total lots identified in the specific plan, and was approved by the Planning Commission on August 14, 2023, subject to City Council’s approval of the remaining entitlements.

The request for development across the two growth tiers is being made in accordance with General Plan Land Use Policy LU-P-22, which allows for City Council approval of master plans (or, in this case, a specific plan), following Planning Commission review and recommendation, for sites under a single ownership that include developmental land within multiple development tiers. The growth between Tiers II and III is facilitated through a Development Agreement (explained further below) that Visalia City Council Page 2 of 11 Printed on 9/1/2023
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sets criteria needing to be met before growth occurs in land within Tier III.

The individual entitlements of this project are described as follows:

Annexation No. 2021-04 will annex parcels totaling approximately 95 acres located outside the city limits, within Tulare County (see Exhibit “G”). Upon annexation, the Zoning designations for the project area will consist of R-1-5 (Single-Family Residential 5,000 square foot minimum site area), RM-2 (Multi-Family Residential, one unit per 3,000 square feet site area) and Q-P (Quasi-Public), consistent with the underlying General Plan land use designations as proposed through the General Plan Amendment. The annexation can be supported on the basis that the proposal is consistent with Land Use Policy LU-P-21, which allows for the annexation and development of residential land to occur within the Tier II Urban Development Boundary consistent with the City’s Land Use Diagram.

Furthermore, the annexation of the Tier III Urban Development Boundary portion is consistent with Land Use Policy LU-P-22, which allows for annexation before development is permitted in Tier III under Policy LU-P-21. The policy explicitly allows for a project to annex and develop while the City is still limiting development approvals to land within the Tier II designation. The site can be serviced with all the requisite utility and infrastructure available to serve the site upon development.

General Plan Amendment No. 2021-05 is requested to redistribute land use designations that are located upon several sites that are under a single ownership. Current and proposed land use designations are summarized as follows:

Land Use Designation (Zoning
Designation)
Existing Size Proposed Size
Very Low Density Residential
(R-1-20 zone designation)
16 acres [all in Tier III] 0 acres
Low Density Residential (R-1-5
designation)
51 acres 57 acres (including R.O.W.)
Medium Density Residential (R
-M-2 designation)
25 acres [all in Tier II] 31 acres (including R.O.W.)
Parks / Recreation (QP
designation)
4 acres [all in Tier II] 8 acres
The property currently has a land use designation of Residential Very Low Density along its north side which abuts a large Parks/Recreation designation, located to the north between Avenue 320 and the St. John’s River. It also contains Residential Medium Density and Park/Recreation designations that are currently confined to Tier II (see Attachment 12 for map of existing designations). The changes in designation will eliminate the Residential Very Low Density Designation and spread the balance of the designations to create a community with mixtures of lot sizes and park and trail amenities, as explained further in the specific plan (see Attachment 13 for map of proposed designations).

Specific Plan No. 2021-04 establishes the Pratt Family Ranch Specific Plan (“Plan”), which is applicable to the subdivision resulting in 247 lots plus future development within Tier III extending north to Avenue 320. Overall, the Plan serves as a master land use plan (see Attachment 6) facilitated with the redistribution of land use designations under General Plan Amendment No. 2021- 05, and serves as a policy document with enforceable development standards for the residential lots.

A key design feature of the Specific Plan is the placement of parks in the center and southeast portions of the property (see Figure 4-12 of Specific Plan) and a pedestrian trail on linear lots Visalia City Council Page 3 of 11 Printed on 9/1/2023
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portions of the property (see Figure 4-12 of Specific Plan) and a pedestrian trail on linear lots connecting the open and gated neighborhoods with St. John’s River to the north and Mooney Boulevard to the south. The Plan establishes parks and trails with uniform features and amenities, such as landscaping, lighting features, and open space features. The Plan goes into more clear detail in Sections 5, 6, and 7 on the development’s circulation, infrastructure, administration and implementation. A separate phasing exhibit (see Attachment 7) illustrates the order of development along with the placement of the City’s growth tier boundary.

Pratt Family Ranch Tentative Subdivision Map is not subject to City Council review and approval, since the Planning Commission is the final authority on tentative maps. However, in the context of this project, the map is dependent upon City Council’s review and approval of the Specific Plan as it serves as a request for a Planned Residential Development, to permit deviations from Zoning Ordinance standards. Specifically, the plan proposes setbacks that are smaller than what is required under the R-1-5 and R-M-2 standards, along with gated private streets.

Background on Specific Plans:

Specific plans are a type of guiding and policy document utilized in California jurisdictions. Whereas general plans provide context, land uses, objectives and goals for an entire jurisdiction (i.e., countywide or city-wide), a specific plan covers part of an area covered by the general plan. When being written for a particular document, a specific plan can also include zoning regulations for the mix of land uses within it, including architectural standards if desired. Specific plans may be voluntarily initiated by one or more property owners, or may be required or recommended by a general plan document. In this instance, the Pratt Family Ranch Specific Plan is being proposed based on Visalia General Plan Policy LU-P-22.

Specific plans are regulated by state law per Government Code Sections 65450 through 65457, and regulated by Visalia city law per Municipal Code Chapter 12.04 (for full text, see Related Plans and Policies section of Attachment 16).

Development Agreement & Tier III Expansion Criteria:

A Development Agreement has been prepared by staff to accompany the proposed project (see Attachment 14), based upon the proposal of a master-planned site that spans between Tiers II and III.

Land Use Policy LU-P-22 allows for master-planned sites that are under a single ownership or unified control to be annexed and developed, subject to the City Council approval of a master plan (in this case, a specific plan) and a development agreement. The intent of the development agreement, according to Policy LU-P-22, is to spell out “details regarding the overall development, density/intensity and phasing, infrastructure needs and financing, and what each party would do”.

The development agreement, once entered into between the City and the landowner or developer, would enable the property to annex and develop within Tier III, subject to criteria, while the City is still limiting development approvals to land within the Tier II designation.

The project proponent, on behalf of DR Horton, has specifically requested to allow the Pratt Family Ranch Specific Plan development to begin growth in the Tier II area and to have continuous growth into the Tier III portion of the plan (see memo included as Attachment 15). The proposal of “continuous growth” infers not being interrupted by the requirement of meeting citywide expansion criteria as stated in Land Use Policy LU-P-21. The memo cites how the property has been designed as one cohesive neighborhood with parks, a walking trail, and other amenities that connect Visalia City Council Page 4 of 11 Printed on 9/1/2023
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as one cohesive neighborhood with parks, a walking trail, and other amenities that connect development situated in Tiers II and III.

The draft Development Agreement prepared by staff recommends that certain criteria be met before the City will process any subdivision map entitlement in the Tier III area. The intent is to ensure that substantial progress and investment is made in the Tier II area, such that no portion of the Tier II area is being passed over prior to the Tier III area.

The applicant has reviewed the draft Development Agreement, and following the Planning Commission review and recommendation to Council, the applicant submitted a letter to staff requesting a change to Article 2.2 of the agreement. The change would retain the requirement, among others, for issuing building permits for 85% of the lots in the Tier II portion before progressing to Tier III, but would remove the requirement of building out Sub Phases 1 and 2. The 85% requirement, to be met, would still require a level of development in Sub Phases 1 through 4. Staff has discussed with the applicant and is accepting of the change, based on the understanding that the applicant intends to develop all four Sub Phases concurrently which still ensures that no Sub Please will be passed over prior to moving to Tier 3.

The criteria, incorporating the applicant’s request, are summarized as follows:
· Prior to the processing of a Tier III tentative subdivision map, all phases and lots specified in the Pratt Family Ranch Tentative Subdivision Map No. 5583 shall have final maps recorded with the Tulare County Recorder.
· Prior to the processing of a Tier III tentative subdivision map, permits for new dwelling units shall be issued for approximately 85% of the lots in the Pratt Family Ranch Tentative Subdivision Map No. 5583.
· Prior to the processing of a Tier III tentative subdivision map, improvements for Circulation Element streets, the proposed pedestrian trail and landscaping, HOA parks, and other public areas shown in the Tier II area shall be completed.
· A tentative subdivision map for the Tier III area can be filed and reviewed by the Site Plan Review Committee, and can subsequently be filed with the City of Visalia, but cannot be scheduled for hearing until the above criteria are met.

General Plan Consistency:

The entire site has been designated for residential land uses since the adoption of the Visalia General Plan in 2014. The project is consistent with General Plan Land Use Policies LU-P-55 and LU-P-56. The policies allow for residential development consistent with the Low Density Residential designation at a density range between 2 and 10 dwelling units per gross acre, and the Medium Density Residential designation at a density range between 10 and 15 dwelling units per gross acre.

Low Density Residential
Areas of the project designated as Low Density Residential will be developed at residential densities ranging between 5.0 and 6.4 units per acre consistent with the Low Density Residential General Plan land use designation as well as the R-1-5 zoning district. The policy states: “this designation is intended to provide for single-family subdivisions.”
One aspect of the proposed General Plan Amendment is that it relocates areas designated for Low Density Residential directly next to Shannon Ranch subdivision’s developed residences, which are Visalia City Council Page 5 of 11 Printed on 9/1/2023
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Density Residential directly next to Shannon Ranch subdivision’s developed residences, which are similarly zoned R-1-5. Currently there is a Medium Density Residential designation directly behind the Shannon Ranch neighborhood, which will be relocated to north of Pratt Avenue.

Medium Density Residential
The two areas of the Specific Plan designated as Medium Density Residential will have a combined density of 10.0 units per acre consistent with the Medium Density Residential General Plan land use designation as well as the R-M-2 zoning district. The Medium Density Residential designated area within the tentative subdivision map will be 9.8 units per acre.

The policy states: “this designation can accommodate a mix of housing types including small-lot single-family … on infill lots or new development areas within walking distance of neighborhood nodes and corridors.” A commercial node, located on the northeast and northwest corners of Mooney Boulevard and Riggin Avenue, is within one-half mile of the southern boundary of the project site.

Currently there is no other development surrounding the Medium Density Residential portions of the project site, except for the balance of the Pratt Family Ranch Specific Plan development. The two areas designated for Medium Density Residential will only directly abut the Specific Plan’s R-1-5 zoned lots that are 4,050 sq. ft. in size (see Attachment 5), thereby providing a suitable transition between the Low and Medium Density areas. The balance of the Medium Density Residential area will be bordered by arterial streets (Mooney Boulevard and Avenue 320) on the north and east, and the landscape lots containing the pedestrian trail on the west and south.

Elimination of Very Low Density Residential
The existing General Plan land use map shows 16 acres of Residential Very Low-Density designation (i.e., 0.1 to 2 dwelling units / gross acre) on the north sides of the property, at a depth of approximately 440 feet. The designation was implemented with the General Plan Update in 2014 and is intended to serve as a buffer on the outer perimeter of the City’s growth area as it approaches the St. John’s River, wherein residences would be permitted at a lesser density. Land Use Policy LU-P54 addresses the use of the Very Low Density Residential designation as an opportunity for a rural residential transition to surrounding agricultural areas.

The applicant has provided a response to the elimination of the designation, stating in Section 3.2 of the Specific Plan that “the Very Low Density is starting to phase out in the housing market and with the ever-growing need of housing, high-density homes are a more desirable use of land.” Staff finds that the removal of the designation at this location would not be wholly inconsistent with the General Plan’s objectives and policies. At this location, the St. John’s River corridor serves as a natural boundary to growth and to agriculture uses on the other side, and a Parks /Recreation designation further buffers the existing Very Low-Density Designation from the St. John’s River. Thus, removal of the designation is not anticipated to result in growth inducing or intensification effects, given that there are other existing locations along the south side of the St. John’s River where development abuts directly to the St. John’s River’s riparian setback.

Housing Accountability Act (Government Code section 66589.5) The Housing Accountability Act (HAA) requires local agencies to approve housing developments that are consistent with applicable general plan, zoning, and subdivision standards, including design review, if they were in effect at the time that the housing development application was deemed complete. A local agency cannot disapprove a project or lower its density unless it finds by a Visalia City Council Page 6 of 11 Printed on 9/1/2023
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complete. A local agency cannot disapprove a project or lower its density unless it finds by a preponderance of the evidence that the project would have a specific, adverse impact on public health or safety, and that there is no feasible way to mitigate or avoid the impact.

With approval of the attached Planned Residential Development as detailed per the specific plan, the project is considered to be consistent, compliant, and in conformity with the General Plan, Zoning Ordinance, and single-family residential development standards. The lots proposed for Pratt Family Ranch subdivision meet density standards for the Low Density Residential and Medium Density Residential land use designations and will be compatible with surrounding developed residential areas. Furthermore, the subdivision will develop a private network of local streets and improve adjacent Collector and Arterial public roadways, thereby facilitating increased street connectivity to accommodate future growth areas.

Development Standards
The Specific Plan identifies three unique minimum lot sizes that will be utilized in neighborhoods within the project area, as illustrated in Table 4-1. These are summarized as follows:
· 50’ x 100’ lot (5,000 sq. ft.): Low Density Residential Designation / R-1-5 Zoning o These lots resemble City-standard R-1-5 zone district lots that would utilize standard single-family residential standards together with City standard street design.

Staff is recommending through Condition of the Specific Plan that the City standard setbacks be utilized, excepting that rear yards for one-story dwellings may have a 20- foot setback to the rear property line.
· 45’ x 90’ lot (4,050 sq. ft.): Low Density Residential Designation / R-1-5 Zoning o Lots with minimum size of 4,000 sq. ft. are proposed in one district of the Specific Plan and the Tentative Subdivision Map. These lots will be located in the R-1-5 zone and will utilize City standard street design. The applicant has specified that the same residential plans/models will be utilized in the 45’ x 90’ lots and in the 38’ x 72’ lots.

The Specific Plan may deviate from normal zoning regulations and standards. Staff will consider such deviations if it can be shown that the deviations maximize benefits to the eventual residents of a development. The Specific Plan request entails certain deviations from City standards.

Staff is recommending that the Specific Plan’s proposed setbacks in Table 4-2 be utilized. Staff’s recommendation is on the basis that this neighborhood is joined and adjacent to the medium density residential neighborhood which also utilizes deviated setbacks. These lots do not share any property lines with the 5,000 square foot lot neighborhood. Also, there are additional amenities provided in that the Specific Plan and Tentative Subdivision Map that provide additional open space areas and access to a pedestrian trail that links the St. John’s River to Mooney Boulevard. · 38’ x 72’ lot (2,736 sq. ft.): Medium Density Residential Designation / R-M-2 Zoning o Lots with a minimum size of 2,500 sq. ft., anticipated to accommodate a detached single-family dwelling, are proposed in two districts of the Specific Plan. These lots will be located in the R-M-2 zone and will utilize private streets with gated entry. Again, the applicant has specified that the same residential plans/models will be utilized in the 45’ Visalia City Council Page 7 of 11 Printed on 9/1/2023
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applicant has specified that the same residential plans/models will be utilized in the 45’ x 90’ lots and in the 38’ x 72’ lots.
o The Specific Plan may deviate from normal zoning regulations and standards. Staff will consider such deviations if it can be shown that the deviations maximize benefits to the eventual residents of a development. The Specific Plan addresses certain project amenities that will be provided to occupants of the gated community (i.e., a 0.29-acre park centrally located and privately maintained by the HOA) and other amenities that will be provided to the entire specific plan area (i.e., additional open space areas, access to a Landscape and Lighting District-maintained pedestrian trail that links St.

John’s River to Mooney Boulevard.)
o Deviations being requested to the Medium Density Residential designation through the Specific Plan are: Front, Side, and Rear Setbacks; Lot Width; Private streets and gated entries; Creation of HOA park.
o Staff is recommending that the Specific Plan’s proposed setbacks in Table 4-3 be utilized. Staff’s recommendation is on the basis that the development encapsulates a small lot subdivision environment similar to existing subdivisions in Visalia such as Avalon or Huckleberry Estates, provides additional amenities beyond in the Specific Plan setting, and proposes use of enhanced facades and architectural trims (as described below).

Conformance of the development standards and any changes described herein will be enforced through Condition No. 1 of the Specific Plan.

Medium Density Residential Building Elevations/Floor Plans Building elevations and floor plans for the Medium Density Residential development are included in Attachments 9 and 10. Per the submittal, the applicant will be providing two-story residences, with 1,378, 1583, and 1775 square feet of livable space. Three floor plans are provided, with three to four bedrooms, each with three distinct design types and multiple façade colors to choose from. The proposed street facing façades will feature various forms of architectural ornamentation depending on the style chosen, such as fiber cement board and batten siding, stone veneer over stucco columns or wood columns, and foam outlooker with knee brace.

These architecture features will be standard on the frontages of all residences. The elevations provided by the applicant do not show the same architecture features on the side and rear elevations of the residences. Staff is recommending that exterior wall materials - specifically trim around the windows - shall be applied equally to all sides of the dwelling units where such elevations are visible from public streets. This recommendation is being made from the standpoint that the medium density residential units are enjoying privileges of smaller lot sizes in a planned development setting, and therefore shall be held to a higher standard compared to City standard development to ensure that benefits are maximized accruing to the City of Visalia.

Conformance of the floor plans and elevations against the exhibits will be enforced through Condition No. 2 of the Specific Plan.

Agricultural Preservation Ordinance Requirements
The 95-acre project site is in the City’s Tier II and III urban development boundary and is designated as Prime Farmland as defined per the Tulare County Farmland Mapping and Monitoring Program. As Visalia City Council Page 8 of 11 Printed on 9/1/2023
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as Prime Farmland as defined per the Tulare County Farmland Mapping and Monitoring Program. As a result, the development of this site is subject to the City’s recently adopted Agricultural Preservation Ordinance.

Annexation Information
Detachment for Service Area No. 1:

The subject site is part of Tulare County Service Area No. 1. Services provided in Service Area No. 1 include domestic water and sewer. Detachment of the project area from Service Area No. 1 is required upon annexation as future development will receive domestic water and sanitary sewer services from the California Water Service Company and the City of Visalia, respectively.

Annexations submitted to LAFCO require that the City include a request to detach the annexed area from the County’s service area. Though detachments were previously an automatic process conducted as part of annexations, a 2009 law change now requires Cities to explicitly request detachment. The detachment is reflected in the draft Resolution (see Attachment No. 2).

Pre-Annexation Agreement:

The annexation will be subject to the terms of a Pre-Annexation Agreement which must be signed by the property owners requesting the annexation. The agreement is included within Attachment No. 2.

City Council District:

If the annexation area is approved, the parcel will be annexed into Voting District 4 per the Council Election Voting District Map. This is reflected in the draft Resolution (see Attachment No. 2).

Public Hearing & Review held by Planning Commission:

The Planning Commission conducted a public hearing on August 14, 2023, to consider the project and requests for a tentative subdivision map on the project site. The affiliated staff report is provided as Attachment No. 16.

During the public hearing, comment was provided by representative of the project applicant as well as three neighbors expressing concerns. Two of the neighbors resided in Shannon Ranch west of the property and one owned property on Pratt Avenue west of the property. Concerns raised by the neighbors included the project’s density, smaller lot sizes and resulting setbacks (particularly compared to the adjacent developed neighborhood), traffic, home values, water availability, and need for retaining wall to address flood zone. Staff was able to address questions raised by the neighbors pertaining to accountability of water service, lot sizes allowed by the underlying R-1-5 zone, and retaining wall requirements.

In providing comments for the projects, the Commissioners felt that the project’s concept was well thought out and commended the applicant’s choice to provide a range of lot sizes in separate communities. Commissioner Peck expressed discomfort with the General Plan Amendment’s proposal to remove the Very Low Density Residential designation, substituting it for the most intensive land use designation (i.e., Medium Density Residential) proposed by the project.

Planning Commissioners made a motion for each individual entitlement, and each item passed on a 4-0 vote (Commissioner Hansen absent), resulting in approval of the tentative subdivision map as proposed and recommendations that the City Council approve the Specific Plan, General Plan Visalia City Council Page 9 of 11 Printed on 9/1/2023
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Amendment, and initiate the Annexation request.

Fiscal Impact:

No impact to the City. Future development of the property will require the developer to pay development impact fees.

Prior Council Action: None.

Alternatives:

The City Council may, in lieu of the recommended motion specified above, consider any of the following alternatives:

1. Deny the entitlements; or

2. Refer the matter back to the Planning Commission; or,

3. Continue the matter to a future City Council hearing for additional information.

Recommended Motion (and Alternative Motions if expected):

I move to approve Resolution No. 2023-40, adopting Initial Study / Mitigated Negative Declaration No. 2023-37; and
I move to approve Resolution No. 2023-41, to initiate proceedings for Annexation No. 2021-04, including authorization of the detachment of property from County Service Area No. 1 and for the City Manager to enter into a Pre-Annexation Agreement between the City of Visalia and the property owners; and
I move to approve Resolution No. 2023-42, to approve General Plan Amendment No. 2021-05; and I move to conduct the First reading of the approval of Ordinance No. 2023-08.

Environmental Assessment Status:

An Initial Study and Mitigated Negative Declaration were prepared for the proposed project (see Attachment No. 17). Initial Study and Mitigated Negative Declaration No. 2023-37 disclosed that environmental impacts are determined to be less than significant with the incorporation of mitigation to address significant impacts to the following resources: One (1) mitigation measure pertaining to Agricultural would reduce impacts of the Project's loss of agricultural land to a level that would be less than significant. Seven (7) mitigation measures pertaining to Biological Resources would reduce impacts of the Project to special-status wildlife species (i.e., Swainson's Hawk, San Joaquin Kit Fox, Western Burrowing Owl, American Badger) to a level that would be less than significant. Three (3) mitigation measures pertaining to Cultural Resources would reduce the impacts of the Project on the potential of exposing historical or archaeological materials during construction to a level that would be less than significant. Two (2) mitigation measures pertaining to submittal of plans for storm water pollution and pollutant discharge would reduce impacts to soil erosion or the loss of topsoil at the Project site to a level that would be less than significant. One (1) mitigation measure pertaining to Noise would reduce the impacts of the Project related to construction noise to a level that would be less than significant. Two (2) mitigation measures pertaining to payment of transportation impact fees would reduce impacts to traffic at the Project site to a level that would be less than significant. With the mitigation incorporated into the project, staff concludes that Initial Study and Mitigated Negative Declaration No. 2023-37 adequately analyzes and addresses the proposed project and reduces Visalia City Council Page 10 of 11 Printed on 9/1/2023
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Declaration No. 2023-37 adequately analyzes and addresses the proposed project and reduces environmental impacts to a less than significant level.

CEQA Review:

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 with the inclusion of mitigation measures. Therefore, Mitigated Negative Declaration No. 2023-37 has also been prepared for adoption with the project.

Attachments: 1. Resolution No. 2023-40 certifying Initial Study and Mitigated Negative Declaration No. 2023-37. 2. Resolution No. 2023-41 initiating the Proceedings for Annexation No. 2021-04 and Detachment from County Service Area No. 1. 3. Resolution No. 2023-42 approving General Plan Amendment No. 2021-05. 4. Ordinance No. 2023-05 adopting Specific Plan No. 2021-06. 5. Pratt Family Ranch Specific Plan document. 6. Plan Area Concept (Figure 4.1 of Specific Plan). 7.

Phasing Map between Tiers 2 & 3. 8. Pratt Family Ranch Tentative Subdivision Map No. 5583. 9.

Gated Lot Model Floor Plans. 10. Gated Lot Model Elevations. 11. Annexation Plan and Legal Description. 12. Existing General Plan Designations (Figure 3.1 of Specific Plan). 13. Proposed General Plan Designations (Figure 3.2 of Specific Plan). 14. Draft Development Agreement. 15.

Memorandum regarding request for Tier 3 development. 16. Planning Commission Staff Report. 17.

Initial Study / Mitigated Negative Declaration No. 2023-37. 18. Zoning Map. 19. Aerial Map. 20.

Location Map. 21. Request by Applicant regarding Draft Development Agreement Visalia City Council Page 11 of 11 Printed on 9/1/2023
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Resolution No. 2023-40
RESOLUTION NO. 2023-40

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF VISALIA, ADOPTING MITIGATED NEGATIVE DECLARATION NO. 2023-37, WHICH EVALUATES ENVIRONMENTAL IMPACTS FOR ANNEXATION NO. 2021-04, GENERAL PLAN AMENDMENT NO. 2021-05, SPECIFC PLAN NO. 2021-06, AND PRATT FAMILY RANCH TENTATIVE SUBDIVISION MAP NO. 5583
WHEREAS, the project consisting of Annexation No. 2021-04, General Plan Amendment No. 2021-05, Specific Plan No. 2021-06, and Pratt Family Ranch Tentative Subdivision Map No. 5583 (hereinafter “Project”) is a request to establish a new specific plan on 95.56 acres, including districts for low density residential, medium density residential, and parks and open space, and establishment of lots below minimum lot size. Full buildout of the plan will accommodate approximately 541 dwelling units and 8.3 acres of parks & open space. The Annexation will annex the property totaling 95 acres into the City limits of Visalia. The General Plan Amendment will amend the location and acreage of General Plan land use designations. The Tentative Subdivision Map will subdivide properties in accordance with the specific plan. The Project is located on the west and east sides of Mooney Boulevard, north of Riverway Drive and the north and south sides of Pratt Road. (APN: 078-010-025, 028, 029; 078-110-022, 023), situated adjacent to the City of Visalia within Tulare County; and, WHEREAS, the City Council of the City of Visalia, after ten (10) days published notice, held a public hearing before said Council on September 5, 2023; and, WHEREAS, on the basis of this Initial Study, a Mitigated Negative Declaration has been prepared for the Project pursuant to the California Environmental Quality Act of 1970 (CEQA), as amended; and
WHEREAS, the Initial Study and Mitigated Negative Declaration for the Project were prepared and noticed for review and comment for 20 days from July 20, 2023 to August 9, 2023, and no comments were received during this period; and,
WHEREAS, the City Council of the City of Visalia considered the Initial Study and Mitigated Negative Declaration and found that the Initial Study and Mitigated Negative Declaration contain and reflect the independent judgment of the City of Visalia.

NOW, THEREFORE, BE IT RESOLVED that the Initial Study and Mitigated Negative Declaration was prepared consistent with the California Environmental Quality Act (CEQA) and the City of Visalia Environmental Guidelines.

BE IT FURTHER RESOLVED that the City Council of the City of Visalia hereby finds, on the basis of the whole record before it, that there is no substantial evidence that the project will have a significant effect on the environment and hereby adopts Initial Study and Mitigated Negative Declaration No. 2023-37. The documents and other material which constitute the record 191
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of the proceedings upon which the decisions based are located at the office of the City Planner, 315 East Acequia Avenue, Visalia, California, 93291.
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RESOLUTION NO. 2023-41

A RESOLUTION OF APPLICATION BY THE CITY OF VISALIA REQUESTING

THE CITY OF VISALIA TO INITIATE PROCEEDINGS FOR FILING WITH THE

TULARE COUNTY LOCAL AGENCY FORMATION COMMISSION ANNEXATION NO. 2021-04 AND DETACHMENT OF PROPERTY FROM COUNTY SERVICE AREA NO. 1, PERTAINING TO PRPPERTY TOTALING 95.56 ACRES. THE SITE WOULD BE ZONED R-1-5 (SINGLE FAMILY RESIDENTIAL 5,000 SQUARE FOOT MINIMUM), R-M-2 (MULTI FAMILY RESIDENTIAL, ONE UNIT PER 3,000

SITE AREA) AND QP (QUASI-PUBLIC) WHICH IS CONSISTENT WITH THE SITE’S GENERAL PLAN LAND USE DESIGNATIONS.

WHEREAS, Annexation No. 2021-04 is a proposed annexation of a total of 95.56 acres into the city limits (“Project”). The Project is located on the west and east sides of Mooney Boulevard, north of Riverway Drive and the north and south sides of Pratt Road. (APN: 078-010- 025, 028, 029; 078-110-022, 023), situated adjacent to the City of Visalia within Tulare County; and
WHEREAS, the City Council of the City of Visalia desires to initiate proceedings for annexation to said city of territory described on the attached legal description and map herein as Exhibit “A”; and
WHEREAS, the Council of the City of Visalia desires to annex said property to the City of Visalia for the following reasons: The annexation will contribute to and facilitate orderly growth and development of both the City and the territory proposed to be annexed; will facilitate and contribute to the proper and orderly layout, design and construction of streets, gutters, sanitary and storm sewers and drainage facilities, both within the City and within the territory proposed to be annexed; and will provide and facilitate proper overall planning and zoning of lands and subdivision of lands in said City and said territory in a manner most conducive of the welfare of said City and said territory; and
WHEREAS, this proposal is made pursuant to the Cortese-Knox-Hertzburg Local Government Reorganization Act of 2000, commencing with Section 56000 of the Government Code of the State of California; and
WHEREAS, the territory proposed to be annexed is uninhabited per Government Code Section 56046; and
WHEREAS, the property proposed to be annexed is adjacent to City Limits; and WHEREAS, the territory proposed to be annexed is located in Voting District 4 as identified in the Election District Map adopted by the City Council on February 22, 2022, per Resolution No. 2022-11; and
WHEREAS, the Council of the City of Visalia, after a ten day public notification period, held a public hearing on September 5, 2023, and found the project consistent with the General Plan.

NOW, THEREFORE, BE IT RESOLVED, that the City Council hereby makes the following findings with regard to the project:
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1. That the Annexation 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 Annexation, which will re-designate 95 acres of AE-20 (Agricultural Exclusive 20-acre) and AE-40 (Agricultural Exclusive 40-acre) County zone district to approximately 8 acres of QP (Quasi-Public), 57 acres of R-1-5 (Single-family Residential, 5,000 square feet minimum lot size) zone, and 31 acres of R-M-2 (Multi-family Residential, one unit per 3,000 square feet) will not impose new land uses or development that will adversely affect the subject site or adjacent properties.

3. That the parcel is not located within an Agricultural Preserve.

4. That the parcel will be annexed into Voting District 4 per the Council Election Voting District Map.

5. That an Initial Study was prepared for this project, consistent with CEQA, which disclosed that environmental impacts are determined to be not significant and that Mitigated Negative Declaration No. 2023-37, is hereby adopted. Furthermore, the design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat.

BE IT FURTHER RESOLVED, that the Council of the City of Visalia requests the following actions:

1. Application is hereby made to the Executive Officer of the Local Agency Formation Commission (LAFCO), County of Tulare, State of California, for an annexation of territory illustrated in the map attached as Exhibit “A”.

2. Proceedings shall be taken for this annexation proposal pursuant to Title 5, Division 3, Part 3 of the California Government Code and other relevant provisions of the CorteseKnox-Hertzberg Local Government Reorganization Act of 2000.

3. In conjunction with the proceedings being taken for this annexation proposal, application is also hereby being made to the Executive Officer of the Local Agency Formation Commission, County of Tulare, State of California, for detachment from County Service Area No. 1.

4. The Council hereby requests waiver of the conducting authority proceedings in accordance with Government Code Section 56663(c).

5. Upon annexation, the territory shall be zoned R-1-5 (Single-Family Residential 5,000 square foot minimum site area), R-M-2 (Multi-Family Residential, one unit per 3,000 square feet site area) and Q-P (Quasi-Public), consistent with the underlying General Plan land use designations as proposed through the General Plan Amendment.

6. That the applicant(s) enter into a Pre-Annexation Agreement with the City which memorializes the required fees, policies, and other conditions applicable to the annexation. The draft Pre-Annexation Agreement is attached herein as Attachment “B” of Resolution No. 2023-37. The agreement is subject to final approval by the City Council of the City of Visalia.

7. Upon annexation, the territory shall be assigned to Voting District 4, and the Election District Map adopted on February 22, 2022, per Resolution No. 2022-11 shall be amended to reflect the new territory assigned to Voting District ,. 194
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8. The City Clerk of the City of Visalia is authorized and directed to file a certified copy of this resolution with the Executive Officer of Tulare County LAFCO. 195
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Exhibit “A” to Resolution No. 2023-41
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Exhibit “A” to Resolution No. 2023-41
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Pre-Annexation Agreement
This Pre-Annexation Agreement (”Agreement”) is made and entered into this _____ day of ______________, by and among the City of Visalia, a charter law city (“City’) and Michael K & Glenda M Gunning (Trs) (Rev Tr), (hereinafter “Owner”):

RECITALS
WHEREAS, Owners are the record owners of the property, currently located in the unincorporated area of the County of Tulare, legally described in Exhibit A and depicted in Exhibit B, which are attached hereto and incorporated herein by reference (hereinafter referred to as the “Property”); and
WHEREAS, the Property is adjacent to and contiguous to the existing corporate boundary of the City, but is not situated within the limits of any municipality; and WHEREAS, Owner desires to have the Property annexed to the City and to have the Property zoned as R-1-5 (Single-family Residential, 5,000 square foot minimum lot size), R-M-2 (Multi-family Residential, one unit per 3,000 square feet site area) and Q-P (Quasi-Public) which would permit the Property to be used for land uses consistent with the Low Density Residential, Medium Density, and Parks/Recreation General Plan land use designations; and
WHEREAS, the Property consists of approximately 95.56 acres, and is uninhabited; and WHEREAS, proper applications have been filed with the City for approval of the annexation and for the legal subdivision of the lot, as may be required for the Property; and
WHEREAS, the City has, by a resolution requesting initiation of proceedings to annex territory (“Resolution”) adopted on _______________, 2023, initiated proceedings to annex the Property; and
WHEREAS, in certain annexation proceedings Williamson Act issues arise which require indemnification of LAFCO, in said event, City requires indemnification from Developer; and
WHEREAS, finding __ of Resolution No. 2023-___ initiating annexation requires entry into this Annexation Agreement prior to the City submitting an application to the Local Area Formation Commission to commence the proposed annexation; and WHEREAS, Owner acknowledges that during the term of this Agreement the Property will be subject to all ordinances, resolutions, and other regulations of the City, as they may be amended from time to time, as well as state and federal statutes and regulations, as they may be amended.

Exhibit “B” to Resolution No. 2023-41
Pre-Annexation Agreement
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WHEREAS, the City is authorized by its police powers to protect the health, safety and welfare of the community, and is entering into this Agreement and executing such authority for said purpose; and
WHEREAS, nothing contained in this Agreement shall constitute a waiver of the City’s legislative, governmental, or police powers to promote and protect the health, safety and welfare of the City and its inhabitants, nor shall this Agreement prohibit the enactment or increase by town of any tax, fee, or charge.

NOW, THEREFORE, in consideration of the above Recitals and the following Covenants, it is agreed by and between the parties as follows:

I. AGREEMENT
A. Parties. The parties to this Agreement are the City and Owner.

B. Incorporation of Recitals. The parties confirm and incorporate the foregoing Recitals into this Agreement.

C. Purpose/Limits of Agreement. A specific purpose of this Agreement is to set forth specific terms and conditions of annexation of the Property to City.

II. TERMS AND CONDITIONS OF ANNEXATION; PURPOSE OF AGREEMENT Generally, each party to this Agreement is benefited and burdened by detachment from the County and annexation to the City. Owner will obtain a variety of services from City and City will obtain additional tax revenues. City has adopted ordinances, regulations, and policies concerning design, improvement, construction, development and use of property within the City. Nothing contained in this Agreement shall constitute a waiver of City’s legislative, governmental, or police powers to promote and protect the health, safety, and welfare of City and its inhabitants, nor shall this Agreement prohibit the enactment or increase by City of any tax or fee. The purpose of this Agreement is to spell out additional conditions to which Owner will be subject following annexation and prior to development within the City due to the burden placed on City by Owner’s desired annexation:

A. Water Acquisition Policy: Although City’s current water service provider, California Water Service, continues to issue will-serve letters, City’s Council is aware of the steadily decreasing level of water in the City’s underground water aquifers and has determined that increasing development is contributing to this serious problem. Therefore, City’s Council has studied the issue and investigated possible solutions in order that it may continue to assure citizens that there will be water available to serve the community’s needs. City’s Council is actively engaged in water replenishment activities with the Kaweah Delta Water Conservation District and it has adopted a policy, as set forth in Chapter 16.54 of the Visalia Municipal Code, which requires annexation applicants to convey title to water rights to City upon annexation and/or to pay a fee to City (pursuant to an adopted fee schedule) so that City may acquire water for groundwater replenishment and storage in order to serve new development that comes with annexation, including development of the Property (the “Water Acquisition 199
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Policy”). Therefore, Owner agrees that, at the time that LAFCO issues a Certificate of Completion finalizing the annexation (and upon the running of all applicable statutes of limitation related thereto), Owner will comply with the Water Acquisition Policy by entering into an agreement with City to either (i) convey to City those water rights vested in the Property, if any, (ii) agree to pay City a fee in lieu thereof, (iii) agree to some combination of an in lieu fee payment and water right conveyance, or (iv) to comply by any other method allowed by the Water Acquisition Policy, provided that such agreement includes a condition precedent requiring City’s water supplier to agree to serve the Property with potable water in amount sufficient to meet Owner’s reasonably anticipated total water demand for the Property, as determined by a valid water supply assessment prepared pursuant to California Water Code § 10910 et seq. No post-annexation permit or entitlement approvals concerning the Property will be issued by City unless and until Owner complies with the Water Acquisition Policy in a manner consistent with this subsection II(A). Owner agrees that it shall identify all water rights which, to the best of Owner’s knowledge, have been used by Owner or its agents in connection with the Property, regardless of whether they are considered “vested” in the Property, and shall comply with the Water Acquisition Policy by entering into an agreement with City to convey such rights, if any, to City. City shall cooperate with Owner in valuing such water rights for the purposes of determining the amount of offset to be applied against the in lieu fee as required pursuant of the Water Acquisition Policy. Owner further agrees that City shall have first right of refusal in acquiring upon mutually acceptable terms any water rights that Owner owns that may be in addition to those required to meet Owner’s obligations under the Water Acquisition Policy. City agrees that water rights need not be conveyed and in lieu fees shall not be made payable until City’s issuance of one or more parcel maps or final subdivision maps covering the Property and, in the event Owner applies to City for its approval of multiple final maps covering the Property, City agrees such water rights conveyance or fee payment obligation shall be allocated on a pro rata basis to each phase of development covered by each final subdivision map, with conveyance of water rights or payment to be made on a per map basis upon City’s issuance of each final subdivision map covering the Property.

B. General Plan Maintenance Fee: On June 21, 2004, the City adopted (by Resolution 2004-63, as corrected) a General Plan Maintenance Fee. Owner agrees that, at the time LAFCO issues a Certificate of Completion finalizing the annexation (and upon the running of all applicable statutes of limitation related thereto), Owner will enter into an agreement with City to pay the General Plan Maintenance Fee in an amount equal to $445 per acre and no post-annexation permit or entitlement approvals concerning the Property will be issued unless and until said agreement is executed. City agrees that such fee shall not be made payable until City’s issuance of one or more final subdivision maps covering the Property and, in the event Owner applies to City for its approval of multiple final maps covering the Property, City agrees such fee payment obligation shall be allocated on a pro rata basis to each phase of development covered by each final subdivision map, with payment to be made on a per map basis upon City’s issuance of each final subdivision map covering the Property. Owner’s satisfaction of its obligations under this Section II(B) will satisfy any and all of 200
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Owner’s obligations related to and arising under the General Plan Maintenance Fee.

C. Plan For Providing Services. The parties agree to cooperate in, and to take such actions as may be necessary to ensure, the diligent preparation of a Plan For Providing Services to the Property, to be submitted to LAFCO along with City’s annexation application, in accordance with Cortese-Knox-Hertzberg Act requirements.

Developer understands and agrees that building permits and other entitlements for development on the Property will not be issued unless and until each and every condition herein is met.

III. TERM
The term of this Agreement shall become effective when fully executed by the parties hereto (the “Effective Date”) and continue for a period of twenty (20) years. This Agreement shall terminate if (a) the annexation proceedings are terminated for any reason; or (b) the completion of the annexation (recordation of a Certificate of Completion) does not occur on or before one (1) year from the Effective Date. Any indemnification provision included herewith shall survive termination and continue until expiration of the statute of limitations applicable to the subject matter thereof.

IV. DEFAULT, REMEDIES AND ENFORCEMENT
In the event of breach or default of any term, condition, covenant or obligation of this Agreement by either party, the other party may exercise any rights available at law or in equity, including an action for specific performance or other injunctive relief, and all such remedies shall be cumulative. This Agreement shall be enforceable, unless lawfully terminated or cancelled, by any party to the Agreement or any party’s successor in interest, notwithstanding any subsequent changes in any applicable law adopted by the City which alters or amends the laws, ordinances, resolutions, rules or policies frozen by this Agreement.

V. INDEMNIFICATION
Owner agrees to indemnify and hold harmless City and the City’s officers, employees, agents, and contractors, from and against all liability, claims, causes of actions, and demands, including attorney’s fees and court costs, which arise out of or are in any manner connected with this Agreement or its operation, or with any other action annexation or other action determined necessary or desirable by the City in order to effectuate the annexation of Owner’s property, or which are in any manner connected with the City’s enforcement of this Agreement. Owner further agrees to investigate, handle, respond to, and to provide defense for and defend against or at the City’s option to pay the attorney’s fees and court costs, which arise out of or are in any manner connected with this Agreement or its operation.

VI. MISCELLANEOUS
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Resolution No. 2023-41
a. Binding Effect/Covenants to Run With Land. The Parties hereto agree to be bound by this Agreement. This Agreement shall be binding upon and shall inure to the benefit of the heirs, transferees, successors and assigns of the parties hereto. The terms and conditions stated herein shall constitute covenants running with the land.
b. Assignment. Neither party shall assign, delegate or transfer their rights and duties in this Agreement without the written consent of the other party. c. Authorized Signatory. The individuals executing this Agreement, by their signature hereto, declare that they are authorized to, and have the legal power, right and actual authority to bind the party to the terms and conditions of this Agreement.
d. Notices. All notices under this Agreement shall be effective upon personal delivery to City, or Owner, as the case may be, three (3) business days after deposit in the United States Mail, postage fully prepaid, addressed to the respective parties as follows:

To the City: City Manager
City of Visalia
220 N. Santa Fe Street
Visalia, CA 93292
With Copy to: Kenneth J. Richardson
City Attorney
Peltzer & Richardson
3746 West Mineral King Avenue
Visalia, CA 93291
To Owner: Michael K & Glenda M Gunning (Trs) (Rev Tr)
____________________
____________________
Or such other address as the parties may from time to time designate by giving notice as required hereunder.
e. Entire Agreement. This Agreement represents the entire agreement between the City and Owner as to its subject matter and no prior oral or written understanding shall be of any force or affect.
f. Amendment. No part of this Agreement may be modified without the written consent of both parties.
g. Headings. Section headings are provided for organizational purposes only and do not in any manner affect the scope, meaning, or intent of the provisions under the heading.
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h. No Third Party Beneficiaries Intended. Except as provided herein, the parties of this Agreement do not intend to provide any other party with any benefit or enforceable legal or equitable right or remedy.
i. Exhibits and Recitals. The recitals and any exhibits to this Agreement are fully incorporated by reference and are integral parts of this Agreement. j. Conflict With Laws or Regulations/Severability. This Agreement is subject to all applicable laws and regulations. If any provision(s) of this Agreement is found by any court or other legal authority, or is agreed by the parties, to be in conflict with any code or regulation governing this subject, the conflicting provision(s) shall be considered null and void. If the effect of nullifying any conflicting provision is such that a material benefit of the Agreement to either party is lost, the Agreement may be terminated at the option of the effected party. In all other cases, the remainder of the Agreement shall continue in full force and effect. k. Waiver. A waiver of any breech of this Agreement by any party shall not constitute a continuing waiver or a waiver of any subsequent breech of the same or any other provision of this Agreement.
l. Choice of Law - Venue. This Agreement shall be governed by the laws of the State of California and any questions arising hereunder shall be construed or determined according to such law. Venue for any legal action arising from or in connection with this Agreement or the Property shall be in Tulare County, California.
m. Attorneys Fees. In the event either party commences any action, arbitration or legal proceedings for the enforcement of this Agreement, the prevailing party, as determined by the court or arbitrator, shall be entitled to recovery of its reasonable fees and costs, including attorneys fees, court costs and arbitration costs incurred in the action brought thereon.
n. No Agency, Joint Venture or Partnership. It is understood that this Agreement is a contract that has been negotiated and voluntarily entered into by City and Owner and that Owner is not an agent of City. City and Owner hereby renounce the existence of any form of joint venture or partnership between them, and agree that nothing contained herein or in any document executed in connection therewith shall be construed as making City and Owner joint venturers or partners.
o. Excusable Delays; Extension of Time of Performance. In the event of delays due to strikes, inability to obtain materials, civil commotion, fire, war, terrorism, lockouts, third-party litigation or other legal challenges regarding the annexation, riots, floods, earthquakes, epidemic, quarantine, freight embargoes, failure of contractors to perform, or other circumstances beyond the reasonable control of the parties and which cause substantially interferes with the ability of either party to perform its obligations under this Agreement, then the time for performance of any such obligation shall be extended for such period of time as the cause of such delay shall exist but in any event not longer than for such 203
Resolution No. 2023-41
period of time.
p. Further Assurances. The parties will execute and deliver, upon demand by the other party, such further documents, instruments and conveyances, and shall take such further actions as such other party may request from time to time to document the transactions set forth herein.
q. Recordation of Agreement; Counterparts. This Agreement, or an abstract of its material terms and conditions shall be recorded by either party in the Official Records of the Tulare County Recorder. This Agreement may be executed in counterparts and, when all counterparts are combined, shall constitute a single agreement. /////
IN WITNESS WHEREOF, the parties have executed this Agreement on the date set forth next to their signature.

CITY
Date: ____________ By: _________________________________ Leslie Caviglia, City Manager
Attest:

Date: ____________ By: _________________________________ Michelle Nicholson, City Clerk
Approved as to Form:

Date: ____________ By: _________________________________ Kenneth J. Richardson,
City Attorney
OWNER
Date: ____________ By: ________________________________ Michael K & Glenda M Gunning
(Trs) (Rev Tr)
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Resolution No. 2023-42
RESOLUTION NO. 2023-42

A RESOLUTION OF THE CITY COUNCIL OFTHE CITY OF VISALIA, APPROVING GENERAL PLAN AMENDMENT NO. 2021-04, A REQUEST TO AMEND THE LOCATION AND ACREAGE OF GENERAL PLAN LAND USE DESIGNATIONS WITHIN 95.56

ACRES, RESULTING IN THE ELIMINATION OF VERY LOW DENSITY RESIDENTIAL

DESIGNATION AND REDISTRIBUTION OF LOW DENSITY RESIDENTIAL, MEDIUM DENSITY RESIDENTIAL, AND PARKS / RECREATION DESIGNATIONS.

THE PROJECT SITE IS LOCATED NORTH OF RIVERWAY DRIVE ON THE WEST AND EAST SIDES OF MOONEY BOULEVARD. (APN: 078-010-025, 028, 029; 078-110-022, 023) WHEREAS, General Plan Amendment No. 2021-05 is a request to amend the location and acreage of General Plan land use designations within 95.56 acres, resulting in the elimination of Very Low Density Residential designation and redistribution of Low Density Residential, Medium Density Residential, and Parks / Recreation designations. The project site is located north of Riverway Drive on the west and east sides of Mooney Boulevard. (APN: 078- 010-025, 028, 029; 078-110-022, 023; and,
WHEREAS, the Planning Commission of the City of Visalia, after duly published notice, held a public hearing before said Commission on August 14, 2023; and WHEREAS, the Planning Commission of the City of Visalia considered the General Plan Amendment in accordance with Section 17.54.060 of the Zoning Ordinance of the City of Visalia based on evidence contained in the staff report and testimony presented at the public hearing, and recommended approval of said General Plan Amendment; and, WHEREAS, the Planning Commission of the City of Visalia adopted Resolution No. 2023-38 recommending approval of General Plan Amendment No. 2021-05; and, WHEREAS, the City Council of the City of Visalia, after ten days published notice, held a public hearing for General Plan Amendment No. 2021-05 on September 5, 2023.

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Visalia approves General Plan Amendment No. 2021-05, as shown on Attachment “1” of this Resolution, on the real property described herein, in accordance with the terms of this resolution and under the provisions of Section 17.54.080 of the Ordinance Code of the City of Visalia, 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, safety, or welfare, or materially injurious to properties or improvements in the vicinity.

2. That the proposed General Plan Amendment changing 16 acres of Residential Very Low Density designation to 6 acres of Residential Low Density designation, 6 acres of Residential Medium Density, and 4 acres of Parks / Recreation will not impose new land uses or development that will adversely affect the subject site or adjacent properties.

3. That the proposed land use designations under the proposed General Plan Amendment results in land uses that do not impact the rural residential transition at the City’s outer limits of its growth boundary or cause growth inducing or intensification effects on the outer limits of the growth boundary, since the St. Johns River corridor serves as a 205
Resolution No. 2023-42
natural boundary to growth and to agriculture uses on the other side, and a Parks/Recreation designation further buffers the existing Very Low Density Designation from the St. Johns River.

4. That the General Plan Amendment will help facilitate additional residential units within the Tier 2 and 3 Urban Development Boundaries. The proposed subdivision is compatible with the adjacent residential uses.

A RESOLUTION OF THE CITY COUNCIL

AMENDING THE GENERAL PLAN LAND USE MAP AS FOLLOWS

EXISTING
207
Resolution No. 2023-42

PROPOSED
208
Ordinance No. 2023-08
ORDINANCE NO. 2023-08

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF VISALIA APPROVING SPECIFIC PLAN NO. 2021-06: A REQUEST TO ESTABLISH A NEW SPECIFIC PLAN (PRATT FAMILY RANCH SPECIFIC PLAN) ON 95.56 ACRES, INCLUDING

DISTRICTS FOR LOW DENSITY RESIDENTIAL, MEDIUM DENSITY RESIDENTIAL, AND

PARKS AND OPEN SPACE, AND ESTABLISHMENT OF LOTS BELOW MINIMUM LOT SIZE. FULL BUILDOUT OF THE PLAN WILL ACCOMMODATE APPROXIMATELY 541 DWELLING UNITS AND 8.3 ACRES OF PARKS & OPEN SPACE, TO BE DEVELOPED ACROSS URBAN DEVELOPMENT BOUNDARY TIERS II AND III. THE PROJECT SITE IS

LOCATED NORTH OF RIVERWAY DRIVE ON THE WEST AND EAST SIDES OF MOONEY BOULEVARD. (APN: 078-010-025, 028, 029; 078-110-022, 023) WHEREAS, Specific Plan No. 2021-06 is a request to establish a new specific plan (Pratt Family Ranch Specific Plan) on 95.56 acres, including districts for low density residential, medium density residential, and parks and open space, and establishment of lots below minimum lot size. Full buildout of the plan will accommodate approximately 541 dwelling units and 8.3 acres of parks & open space, to be developed across Urban Development Boundary Tiers II and III. The project site is located north of Riverway Drive on the west and east sides of Mooney Boulevard. (APN: 078-010-025, 028, 029; 078-110-022, 023; and, WHEREAS, the Planning Commission of the City of Visalia, after duly published notice, held a public hearing before said Commission on August 14, 2023; and WHEREAS, the Planning Commission of the City of Visalia considered the Pratt Family Ranch Specific Plan (Specific Plan No. 2021-06) to be in accordance with Chapter 12.04 of the Municipal Code of the City of Visalia based on evidence contained in the staff report and testimony presented at the public hearing; and
WHEREAS, the Planning Commission of the City of Visalia adopted Resolution No. 2023-39 recommending approval of Specific Plan No. 2021-06; and, WHEREAS, the City Council of the City of Visalia, after ten days published notice, held a public hearing for Specific Plan No. 2021-06 on September 5, 2023; and, WHEREAS, the City Council of the City of Visalia finds that Pratt Family Ranch Specific Plan (Specific Plan No. 2021-06) has been prepared in accordance with Chapter 12.04 of the Municipal Code of the City of Visalia based on evidence contained in the staff report and testimony presented at the public hearing; and,
WHEREAS, the City Council of the City of Visalia finds that Pratt Family Ranch Specific Plan has been prepared for a residential community that includes low density housing, medium density housing, and parks and open space, and that the community is designed to integrate various modes of transportation including automotive, pedestrian, bicycle, and public transit; and,
WHEREAS, an Initial Study was prepared which disclosed that no significant environmental impacts would result from this project, if recommended mitigation measures were incorporated in the project.
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Ordinance No. 2023-08
NOW, THEREFORE, BE IT RESOLVED, that a Mitigated Negative Declaration was prepared consistent with the California Environmental Quality Act and City of Visalia Environmental Guidelines.

BE IT FURTHER RESOLVED that the Planning Commission of the City of Visalia recommended that the City Council approve Specific Plan No. 2021-06, and made the following specific findings with regard to Specific Plan No. 2021-06 based on the evidence presented:

1. That the Pratt Family Ranch Specific Plan has been prepared in accordance with adopted local ordinance – in particular, Chapter 12.04 of the Visalia Municipal Code.

2. That the Pratt Family Ranch Specific Plan has been prepared in accordance with adopted State law – in particular, Sections 65450 through 65457 of the California Government Code.

3. That the Pratt Family Ranch Specific Plan is consistent with the Visalia General Plan, and in particular, satisfactorily meets the intent of LU-P-22

4. That an Initial Study was prepared for this project, consistent with CEQA, which disclosed that environmental impacts are determined to be not significant and that Mitigated Negative Declaration No. 2023-37, is hereby adopted. Furthermore, the design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat.

5. That the Pratt Family Ranch Specific Plan is consistent with the intent of the General Plan, Subdivision Ordinance, and Zoning Ordinance, and is not detrimental to the public health, safety, or welfare or materially injurious to properties or improvements in the vicinity.

BE IT FURTHER RESOLVED, the City Council of the City of Visalia approves Specific Plan No. 2021-06, as shown on Attachment “1” of this Ordinance, on the real property described herein, in accordance with the terms of this resolution and under the provisions of Chapter

12.04 of the Ordinance Code of the City of Visalia, and subject to the followings conditions:

1. That the Pratt Family Ranch Specific Plan be adopted in substantial compliance with the Specific Plan attached as Attachment “1” of Resolution No. 2023-39, except incorporating the following modifications:
a. That separate development standards be utilized for the Low Density Residential neighborhoods having minimum lot sizes of 4,000 and 5,000 square feet as follows:
i. For the minimum 5,000 square foot lots (i.e., 50-foot x 100-foot), City standards specified in Municipal Code Sections 17.12 080 through 17.12.100 be utilized, excepting that rear yards for one-story dwellings may have a minimum 20-foot setback to the rear property line.
ii. For the minimum 4,000 square foot lots (i.e., 45-foot x 90-foot), the Specific Plan’s proposed setbacks in Table 4-2 be utilized.

2. That dwellings on the lots within the Medium Density Residential land use designations and having minimum 2,500 square foot lot area conform to the floor plans and elevations contained within Attachments “2” and “3”, which shall be included as an Appendix to the Pratt Family Ranch Specific Plan, with the exception that exterior wall materials – specifically trim around the windows - shall be applied equally to all sides of the dwelling units where such elevations are visible from public streets. 210
Ordinance No. 2023-08

3. That the Pratt Family Ranch Specific Plan be developed in accordance with the development agreement, attached as Attachment “4”, which shall be signed and recorded prior to the recording of any final maps.
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Ordinance No. 2023-08
ATTACHMENT “1”

AN ORDINANCE OF THE CITY COUNCIL

ADOPTING THE PRATT FAMILY RANCH SPECIFIC PLAN AS FOLLOWS BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF VISALIA:

Section 1: The following Specific Plan document is hereby adopted.

Refer to the Specific Plan document found in Attachment 5 of the City Council Agenda Item that includes the Introduction and First Reading of Ordinance No. 2023-08 for Specific Plan No. 2021-06 held on September 5, 2023.
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Ordinance No. 2023-08
ATTACHMENT “2” and “3”

AN ORDINANCE OF THE CITY COUNCIL

ADOPTING THE PRATT FAMILY RANCH SPECIFIC PLAN
Attachment “2” and “3” of Ordinance No. 2023-08 of the Visalia City Council refers to the floor plans and elevation exhibits found in Attachments 9 and 10 of the City Council Agenda Item that includes the Introduction and First Reading of Ordinance No. 2023-08 for Specific Plan No. 2021-06 held on September 5, 2023. .
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Ordinance No. 2023-08
ATTACHMENT “4”

AN ORDINANCE OF THE CITY COUNCIL

ADOPTING THE PRATT FAMILY RANCH SPECIFIC PLAN
Attachment “4” of Ordinance No. 2023-08 of the Visalia City Council refers to the development agreement exhibit found in Attachment 14 of the City Council Agenda Item that includes the Introduction and First Reading of Ordinance No. 2023-08 for Specific Plan No. 2021-06 held on September 5, 2023.
214

SPECIFIC PLAN
D.R. HORTON, INC.

PRATT FAMILY RANCH
JULY 2023
215

DRAFT SPECIFIC PLAN

PRATT FAMILY RANCH
Submitted to:

City of Visalia
Community Development Department
315 E. Acequia Avenue, Visalia, CA 93291
(559)713-4300
FAX (559)713-4800
www.visalia.city
Applicant:

D.R. Horton CA-3, Inc
419 W. Murray Avenue, Visalia, CA 93291
(559)636-3864
FAX (559)-901-6263
www.drhorton.com
Consultant:
601 Pollasky Avenue, Suite 301601 Pollasky Avenue, Suite 301 Clovis, CA 93612Clovis, CA 93612
Contact: Ernie Escobedo
Phone: (559) 449-2400(559) 449-2400
Fax: (559) 733-7821
July 2023
© Copyright by Quad Knopf, Inc.

Unauthorized use prohibited.

Project #200180
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D.R. Horton, Inc. Page i
Table of Contents
Preface .......................................................................................................................................................................... 1 Introduction................................................................................................................................................................... 2

2.1 - Purpose .............................................................................................................................................................................................2

2.2 - Plan Area Location & Description.................................................................................................................................................2

2.3 - Concept.............................................................................................................................................................................................2

2.4 - Site Conditions.................................................................................................................................................................................5

2.5 - Surrounding Existing Land Uses...................................................................................................................................................5 Specific Plan, Land Use, and Zoning Applicability ...................................................................................................... 8

3.1 - Guiding Principles............................................................................................................................................................................8

3.2 - City of Visalia General Plan............................................................................................................................................................9

3.3 - Zoning Applicability.......................................................................................................................................................................13

3.4 - Zoning Consistency ......................................................................................................................................................................13

3.4.1 - Zoning Map and Zoning Process ...........................................................................................................................16

3.5 - Overview of the City of Visalia’s Zoning Code..........................................................................................................................16

3.5.1 - Single-Family Residential Zone (R-1-5) .................................................................................................................16

3.5.2 - Multi-Family Residential Zone (R-M-2)..................................................................................................................16

3.5.3 - Development Standards ..........................................................................................................................................17

3.6 - Applicable Entitlement Process..................................................................................................................................................17

3.6.1 - Site Plan Review Application...................................................................................................................................18

3.6.2 - Tentative Subdivision Map Application.................................................................................................................18

3.6.3 - General Plan Amendment and Prezone................................................................................................................18

3.6.4 - Annexation..................................................................................................................................................................18 Project Design and Development Standards ............................................................................................................ 19

4.1 - Design and Development Standards .........................................................................................................................................19

4.1.1 - Relationship to the City of Visalia Municipal Code..............................................................................................23

4.1.2 - Development Standard Hierarchy ..........................................................................................................................23

4.1.3 - Purpose and Compliance.........................................................................................................................................23

4.2 - Low-Density Residential...............................................................................................................................................................23

4.2.1 - Pratt Family Ranch Specific Plan – Low-Density Residential Policies and Standards ................................24

4.3 - Medium-Density Residential........................................................................................................................................................25

4.3.1 - Pratt Family Ranch Specific Plan – Medium-Density Residential Policies and Standards .........................26

4.4 - Signage............................................................................................................................................................................................27 217
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4.4.1 - Signage Policies.........................................................................................................................................................27

4.4.2 - Sign Design.................................................................................................................................................................28

4.5 - Fencing and Walls .........................................................................................................................................................................32

4.5.1 - Wall and Fence Policies and Standards................................................................................................................32

4.6 - Streetscape and Lighting.............................................................................................................................................................36

4.6.1 - Lighting Policies and Standards .............................................................................................................................36

4.7 - Landscaping...................................................................................................................................................................................39

4.8 - Elements of Project Design .........................................................................................................................................................39

4.8.1 - Site Planning...............................................................................................................................................................39

4.8.2 - Architecture ................................................................................................................................................................44 Circulation ................................................................................................................................................................... 45

5.1 - Circulation.......................................................................................................................................................................................45

5.2 - Entryways........................................................................................................................................................................................49

5.3 - Public Transit .................................................................................................................................................................................49

5.4 - Parking Requirements..................................................................................................................................................................49

5.5 - Pedestrian Circulation ..................................................................................................................................................................50

5.5.1 - Circulation Policies and Standards ........................................................................................................................50 Infrastructure .............................................................................................................................................................. 51

6.1 - Street Improvements....................................................................................................................................................................51

6.2 - Water................................................................................................................................................................................................52

6.3 - Sanitary Sewer...............................................................................................................................................................................52

6.4 - Storm Drain.....................................................................................................................................................................................52

6.5 - Gas/Electric/Telephone ...............................................................................................................................................................52 Administration and Implementation ......................................................................................................................... 53

7.1 - Specific Plan Administration.......................................................................................................................................................53

7.2 - Implementation..............................................................................................................................................................................53

7.2.1 - Substantial Conformance with the Specific Plan................................................................................................53

7.3 - Amendments to the Adopted Specific Plan .............................................................................................................................53

7.3.1 - Procedure....................................................................................................................................................................53

7.4 - Phasing............................................................................................................................................................................................54

7.5 - Maintenance...................................................................................................................................................................................55

7.6 - Financing.........................................................................................................................................................................................56

7.6.1 - The City of Visalia’s Development Impact Fees ..................................................................................................56

7.6.2 - Landscape and Lighting Maintenance District (LLMD)......................................................................................57

7.6.3 - Homeowners Associations .....................................................................................................................................57 218
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7.7 - Relationship of Specific Plan to Environmental Document...................................................................................................57

7.8 - Reimbursement.............................................................................................................................................................................58 List of Figures
Figure 2-1 Regional Map.........................................................................................................................................................................3 Figure 2-2 Plan Area Site.........................................................................................................................................................................4 Figure 2-3 Existing Land Use..................................................................................................................................................................6 Figure 2-4 Current Zoning Designation (Tulare County)...................................................................................................................7 Figure 3-1 Current General Plan Land Use ........................................................................................................................................10 Figure 3-2 Proposed General Plan Land Use ....................................................................................................................................11 Figure 3-3 Current Zoning (City of Visalia) ........................................................................................................................................14 Figure 3-4 Proposed Zoning.................................................................................................................................................................15 Figure 4-1 Plan Area Concept Plan ....................................................................................................................................................20 Figure 4-2 Site Plan for Low-Density Residential Area....................................................................................................................21 Figure 4-3 Site Plan for Medium-Density Residential Area.............................................................................................................22 Figure 4-4 Signage Location ................................................................................................................................................................29 Figure 4-5a Signage Examples ............................................................................................................................................................30 Figure 4-5b Signage Examples (Colored)..........................................................................................................................................31 Figure 4-6a Fence Types.......................................................................................................................................................................33 Figure 4-6b Fence Types (Colored).....................................................................................................................................................34 Figure 4-7 Fencing/Wall Type Location .............................................................................................................................................35 Figure 4-8a Plan Area Lighting.............................................................................................................................................................37 Figure 4-8b Plan Area Lighting.............................................................................................................................................................38 Figure 4-9 Landscaping Palette...........................................................................................................................................................40 Figure 4-10 Landscaping Detail...........................................................................................................................................................41 Figure 4-11 Colors and Materials........................................................................................................................................................42 Figure 4-12 Dog Park Concept.............................................................................................................................................................43 Figure 5-1 Circulation Plan ...................................................................................................................................................................46 Figure 5-2 Street Cross Section #1-4 .................................................................................................................................................47 Figure 5-3 Street Cross Section #4-5 .................................................................................................................................................48 List of Tables
Table 3-1 Plan Area Land Use Sizes.....................................................................................................................................................9 Table 3-2 Plan Area Land Use Sizes...................................................................................................................................................16 Table 4-1 Pratt Family Ranch Land Uses ..........................................................................................................................................19 Table 4-2 Low-Density Residential Development Standards.........................................................................................................24 Table 4-3 Medium-Density Residential Development Standards..................................................................................................25 219
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Table 6-1 Plan Area Utility Provider ....................................................................................................................................................51 Table 7-1 HOA or other maintenance District Responsibilities .....................................................................................................55

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Preface
The location of the Pratt Family Ranch Specific Plan
(Specific Plan) is a site with historical relevance to the City of Visalia. The Pratt Family has lived in Visalia for generations and has made a positive impact on the
community as a whole. Willis Layton Pratt, his wife,
Mary Jane, and their children moved to the Visalia area in 1881. They purchased a large tract of land near what was then the very edge of town, north of the intersection of Houston Avenue and Santa Fe Street, where they
farmed, raised cattle and hogs, and operated a dairy.

They established the very first creamery in Visalia,
providing dairy products to the community.

Willis’ son, Thomas, and later his grandson, Orval,
continued the dairying tradition. In 1926, Orval
purchased land just south of the St. Johns River at what is now the corner of Mooney Boulevard and Pratt
Avenue. The dairy was eventually moved to this site.

Pratt’s Dairy delivered milk in glass bottles to Visalia residents and all the schoolchildren in the Visalia
schools.

The family built a new ranch house on the property in
1935. Orval’s wife, Anna Lorene, helped run the dairy
and was a board member of the Tulare County Farm
Bureau, Tulare County American Cancer Society, and
several other civic organizations. Orval’s son, Glenn
Owen Pratt, took over the dairy business and raised
Hereford cattle there. In 1960, the family ended what
was at the time the longest-running dairy operation in
Visalia. Glenn, his wife, Arlene, and their family
continued to live on the ranch, growing cotton, corn,
milo, and wheat. It is said that they enjoyed sitting
outside the ranch house, watching the Sierra Nevada
change color as the sun set.

Each generation of the Pratt family participated in
various civic organizations to help improve Visalia. In the early 1900s, a levee district was formed to use
property tax revenue from the town to construct and
maintain a levee to protect Visalia from St. Johns River’s floodwaters. Multiple generations of Pratts served as
trustees of Levee District #1. Property tax funding for levee maintenance was eliminated by Proposition 13 in
1978, but Glenn continued to walk the levee as a
volunteer, looking for areas that needed maintenance.

He was honored by the Board of Supervisors for his
lifelong commitment to protecting the city from
flooding when responsibility for maintaining the levee
was transferred to Tulare County in the mid-2000s.

The Pratt Family Ranch neighborhood and this Specific
Plan are named to honor the legacy of the Pratt family’s eight decades of providing milk and dairy products to
the families of Visalia and their seven generations of
civic volunteerism in the community.
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Introduction

2.1 - Purpose
The purpose of the Specific Plan is to provide design
and development standards for a residential
community with parks and trails in north Visalia
consistent with the City of Visalia’s General Plan. The Specific Plan includes policies and standards for each
planned land use type to ensure a high-quality,
compatible development within the Plan Area and with
adjacent uses. The approximate 95-acre Plan Area will
include sites for Low-Density Residential and MediumDensity Residential development and corresponding amenities such as aesthetic lighting fixtures, identified trails, and neighborhood parks.

2.2 - Plan Area Location &
Description
The Specific Plan is located in the north of Visalia and comprises approximately 95 acres (see Figures 2-1 and
2-2). The Specific Plan Area (Plan Area) is bounded by
the St. Johns River to the north and rural residential and uncultivated agricultural land to the east and west, with single-family residential communities to the south
within the city limits of Visalia. The Plan Area will consist of Low-Density Residential and Medium-Density
Residential land use designations, as shown in Figure 3-

1. A portion of the Specific Plan falls within Tier 2,
identified as the anticipated growth through 2030 by the City of Visalia’s General Plan. It is anticipated to be developed by D.R. Horton, a national homebuilder. Tier
3, which accommodates growth beyond 2030, will be
owned and developed by D.R. Horton. The Low-Density
Residential portion of the Plan Area consists of
approximately 51 acres and will result in a minimum of
102 lots. The Medium-Density Residential portion
consists of approximately 26 acres and will result in a minimum of 260 lots. The development of Low-Density
Residential and Medium-Density Residential is
consistent with the City of Visalia’s General Plan land use and zoning designations. It will complement the
existing developing uses in north Visalia. Table 3-1
shows a summary of the acreages of the planned land
uses in the Specific Plan.

2.3 - Concept
The Specific Plan incorporates policies, standards,
designs, and development guidelines that encourage
high-quality, comprehensive new development
consistent with the intent of the General Plan. The
project’s primary goal is to create a “legacy project.” It is envisioned that the Plan Area and surrounding uses will result in a vibrant community with maximum
connectivity to existing and proposed access points.

The proposed conceptual layout of the Plan Area
(Figure 4-1) allows for better connectivity between
developments and encourages future expansion.

Although most people commuting to and from the Plan
Area will travel by automobile, pedestrian connectivity is a featured characteristic of the community. Pedestrian
connectivity promotes a healthier lifestyle, aesthetically pleasing and safe routes to parking spaces, and
connections between neighborhoods. Pedestrian
connections are enhanced through the use of
pedestrian paths and trail networks with rich
landscaping. Circulation by the various modes of travel will be discussed in more detail in Section 4. The
administration, implementation measures, and design
and development standards outlined in this Specific
Plan provide the framework for the development. The
Specific Plan will be developed in concurrence with the adopted development policies and standards of the City
of Visalia, except for deviations that are expanded on in later sections.
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Figure 2-1
Regional Map
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Figure 2-2
Plan Area Site
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2.4 - Site Conditions
The figure above was developed using the existing land
use codes determined by the Tulare County Assessor to
accurately assess the taxes for a property. According to the Tulare County Assessor’s Office, the existing land
uses are described as what is currently on the property and/or what the property is currently being used for. As shown in Figure 2-3, the Plan Area and surrounding
properties are identified as agriculture, except for the St.

Johns River being classified as Miscellaneous and
Public/Quasi Public. South of the Plan Area is primarily categorized as single-family residential. Since the Plan Area is located outside of the City of Visalia, the Plan Area is under the jurisdiction and zone designation of
Tulare County, which is designated as AE-20 and AE-40
(Figure 2-4). These are exclusive agriculture zone
districts. In addition, there are existing structures within the Plan Area. There is an existing single-family
dwelling/farmhouse and a dilapidated barn.

According to an ALTA survey completed in 2020, the
Plan Area is topographically flat. It has an elevation of approximately 320 feet above sea level to the southeast of the property, with a variance of two feet sloping north to south. There is an access easement on the west side
of the property and an irrigation/access easement on
the property’s east side (ALTA/NSPS Land Title Survey
2020). Powerlines run east to west on Pratt Road and
south on Mooney Boulevard. A powerline is also on
Pratt Road’s southside and runs north, crossing onto
the Plan Area. The Plan Area also has telephone lines
running east to west on Pratt Road. There are two
existing irrigation wells on the property and an irrigation vent pipe on the northeast side of the property
(ALTA/NSPS Land Title Survey 2020).

2.5 - Surrounding Existing
Land Uses
The Plan Area is in a developing area of north Visalia.

Surrounding land uses consist of existing single-family residences to the south, agriculture and existing rural single-family residential to the west, vacant land and the St. Johns River to the north, and agricultural land to the east (see Figure 2-3).
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Figure 2-3
Existing Land Use
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Figure 2-4
Current Zoning Designation (Tulare County)
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Specific Plan, Land Use, and
Zoning Applicability

3.1 - Guiding Principles
The Guiding Principles of this Specific Plan are derived from the City of Visalia’s General Plan. A Specific Plan is intended to set parameters and guide development
under its purview to maintain consistency with the City of Visalia’s General Plan. Since the Specific Plan will be consistent with the City’s General Plan, the Specific Plan will implement the policies and goals of the General
Plan (City of Visalia 2014). Government Code Section
65454 states, “No specific plan may be adopted or
amended unless the proposed plan or amendment is
consistent with the general plan” (California Legislative Information, 2021).

Goals and policies from the Visalia General Plan that are applicable to the Specific Plan are as follows:
• LU-0-7: Preserve and enhance qualities that
make Visalia an ideal place to do business and
promote a positive image of Visalia as a
desirable place to do business and promote a
positive image of Visalia as a desirable place
to live, visit, and do business.
• LU-0-9: Protect agricultural land from
premature urban development.
• LU-0-19: Ensure adequate land area is
available for future housing needs, enabling an
average citywide gross density of 5.3 dwelling
units per acre of new residential development.
• LU-0-20: Allow sufficient density and intensity
to enable new development to support all
required infrastructure, community facilities,
and open space.
• LU-P-22: Allow for City Council approval of
Master Plans, following Planning Commission
review and recommendation, for sites under
single ownership or unified control, which may
include developable land within both multiple
development tiers. Allow for prezoning of this
master planned land, subject to execution of a
development agreement between the City and
the landowner conforming to the
requirements of Government Code Section
65864 et seq., with the project allowed to
annex and develop while the City is still limiting
development approvals to land within the Tier
1 or Tier 2 designation.
• LU-0-23: Provide a range of housing types and
prices within new neighborhood to meet the
needs of all segments of the community.
• LU-0-25: Create an open space system that
links neighborhoods, complements adjacent
land uses, and serves multiple needs.
• PSCU 0-1: Design parks and recreation
facilities that will enhance community identity
and serve the recreation and social needs of
Visalians of all ages, economic situations, and
physical abilities.
• T-0-1: Develop and maintain a road system
that is convenient, safe, efficient, and costeffective. • T-0-8: Encourage walking and bicycling in
Visalia for commuting and recreational
purposes and for the improvement of public
and environmental health.
• OSC-0-9: Protect agricultural land from
premature urban development.

Additional principles that are included outside of the
General Plan:
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• Create a legacy project to commemorate the
Pratt Family’s contribution to the City of
Visalia.
• Ensure attractive and orderly developments
within the specified Plan Area, fostering a safe
and healthy community.

3.2 - City of Visalia General
Plan
The Specific Plan proposes a large residential
community that offers several neighborhoods
composed of two different residential land uses (LowDensity Residential and Medium-Density Residential) in conjunction with the Open Space land use. Uses are
expected to consist of single-family residential
neighborhoods and higher-density, small-lot residential gated communities. General guidelines for
development are approximately 25.9 acres of MediumDensity Residential, 51.2 acres of Low-Density Residential, and up to 7.9 acres of OS. The Plan Area is bisected by the Tier 2 and Tier 3 boundary lines. The
remainder of the acreage is devoted to rights of way
dedications. Figure 3-1 shows the current General Plan
land use designations for the Plan Area and adjacent
uses. Figure 3-2 shows the proposed General Plan land
use designation for the Plan Area. Furthermore, the
current General Plan land use designations’
configuration will be altered to make the property more developable. The proposed land use designations
provide the same or greater density of residential
development, just in a different configuration. The Very Low Density is starting to phase out in the housing
market and with the ever-growing need of housing, highdensity homes are a more desirable use of land.

According to the City’s General Plan, the Low-Density
Residential designation is intended to provide for singlefamily detached housing. Residential densities are typical of single-family subdivisions. The standard
residential density for this designation ranges from two to 10 housing units per gross acre. Buildout is assumed to be at least four units per gross acre. Additionally, the Medium-Density Residential designation can
accommodate a mix of housing types, from small-lot
starter homes, zero-lot-line developments, and
duplexes to townhouses and garden apartments.

Pedestrian-oriented design and clustering can support
higher density. There are several different uses included within the Medium-Density designation. This Plan will
limit the uses of single-family units that use MediumDensity setbacks. The typical residential density for this designation ranges from 10 to 15 housing units per
gross acre. Buildout is assumed to be at least 10 units per gross acre.

Table 3-1
Plan Area Land Use Sizes
D.R. Horton intends to be the sole developer. If D.R.

Horton is not the sole developer, the Specific Plan
intends to set policies and standards to ensure
consistency for different development projects.

The Specific Plan is consistent with General Plan Land
Use Element Policy LU-P-50 since it will be compatible
with the surrounding residential development.

Pedestrian connections within the Plan Area and
surrounding uses are included (reference Section 4).

Land Use Acreage
Low-Density Residential 51.0
Medium-Density Residential 25.0
Subtotal 76.0
Arterials & Collectors 11.7
HOA Park (Private) 0.3
Parks, Trails, Open Space &
Landscape Strips

8.0 Total 96
Note: All sizes and acreages are approximated.
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Figure 3-1
Current General Plan Land Use
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Figure 3-2
Proposed General Plan Land Use
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The City’s General Plan establishes three growth
boundaries to regulate expansive development and
maintain orderly growth. The first tier, also known as the Urban Development Boundary I or Tier 1, is mainly
conterminous with the existing city limits. The second
tier, also known as Urban Development Boundary II or
Tier 2, comprises 27,936 acres total at buildout. The
third tier, also known as the Urban Growth Boundary or
Tier 3, comprises 32,648 acres total at buildout. See
Figure 3-1 for a depiction of the Plan Area’s relation to the City’s Urban Development/Growth Boundaries.

The Specific Plan is consistent with General Plan Land
Use Element Policy LU-P-22, which allows for City
Council approval of Master Plans, following Planning
Commission review and recommendation, for sites
under a single ownership or unified control, which may
include developable land within both multiple
development tiers. Additionally, the policy allows for the prezoning of this master planned land, subject to the
execution of a development agreement between the
City and the landowner conforming to the requirements
of Government Code Section 65864, with the project
allowed to annex and develop while the City is still
limiting development approvals to land within the Tier 1 or Tier 2 designation. As stated in Policy LU-P-21,
approved master planned sites could then be annexed
before development is permitted in Tier 2 or Tier 3 under Policy LU-P-21. The development agreement would
spell out details on overall development,
density/intensity and phasing, infrastructure needs,
building standards, development impact fees, financing, and what each party would do. This policy will allow
large landowners, with Council approval, to have a
longer timeframe for development and infrastructure
planning, consistent with the vision of the General Plan, and also “nail down” the numbers for their financial
partners while still maintaining the City’s interest in having concentric growth through a phasing plan.

Policy LU-O-12 provides for an orderly and efficient
transition from rural to urban land uses. Policy LU-O-13 minimizes urban sprawl and leap-frog development by
encouraging compact, concentric, and contiguous
growth. Policy LU-O-16 creates a safe, walkable, and
attractive urban environment for current and future
generations of residents.

The Specific Plan is consistent with transit policies in the City’s Circulation Element Policy T-P-32. The
Specific Plan will incorporate adequate transit facilities from the conditions of approval, which could include
bus turnouts along arterials, and bus stop amenities,
including but not limited to lighted shelters, benches, and route information signs. In addition, Policy T-P-45 requires that collector streets incorporate bicycle
transportation systems such as Class II bikeways and
Class III bike route facilities.

Also, streets to be improved as a part of the Specific
Plan will include Avenue 320, Mooney Boulevard, Pratt
Avenue, and Riverway Drive. These will be developed as
described in the City’s General Plan Circulation Element and City Standard Drawings.

The Specific Plan will incorporate performance
standards for noise reduction for new housing.

Performance standards include (Policy N-P-3):
• Construct facades with substantial weight and
insulation.
• Use sound-rated windows with enhanced
noise reduction for primary sleeping and
activity areas.
• Use sound-rated doors for all exterior entries
at primary sleeping and activity areas.
• Use minimum setbacks and exterior barriers.
• Use acoustic baffling of vents for chimneys,
attic, and gable ends.
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• Install a mechanical ventilation system that
provides fresh air under closed window
conditions.

3.3 - Zoning Applicability
The purpose of this section is to give an overview of the regulatory requirements for the development of the
Specific Plan. These standards address the information
and requirements pertaining specifically to the zoning, density, and open space related to the site. Where this Specific Plan remains silent, the provisions and
definitions within the City of Visalia Municipal Code
shall apply. Where a conflict exists between these
development standards and the City of Visalia
Municipal Code, the standards contained herein shall
apply. Particulars regarding any deviations from the
development standards of the City’s Municipal Code will be elaborated on in Section 4.

Depicted in Table 3-2 are the zoning designations that
are consistent with the revised General Plan land use
designations described in Section 3.2. The Pratt Ranch
Specific Plan presents a more detailed picture of the
specific product types proposed within the Plan Area.

The development standards and zone designations
provide a necessary assurance that the Plan Area will
be developed in accordance with the quality and
character set forth in this Specific Plan, Visalia’s General Plan, and Municipal Code. Since the Plan Area is outside the city limits, the City of Visalia will be prezoning the site. This will allow for the prezoned designation to be the applicable zoning designation upon the initiation of annexation into the City (Figure 3-3). Figure 3-4 shows the proposed zoning of the Plan Area to maintain
consistency with the proposed General Plan land use
designations. The proposed zoning on the site is
approximately 36 gross acres of R-1-5, 20 gross acres
of R-M-2, and 4 acres of QP.

3.4 - Zoning Consistency
As mentioned previously, the Specific Plan designates
three zoning districts (Table 3-2). The two primary
zoning designations of the Specific Plan are SingleFamily Residential with a 4,000-square-foot lot minimum lot size (R-1-5) and Multi-Family Residential
with a 2,500-square-foot minimum site area per
dwelling unit (R-M-2). The third zoning designation is
the Quasi-Public zone district, which is envisioned to be used as park space. The Specific Plan intends for singlefamily and multi-family developments that may allow a variation of densities to coexist within adjacent
communities. As illustrated in the Conceptual Plan,
there are two Medium-Density communities: one in Tier
2 and one in Tier 3. In addition, seven Low-Density
neighborhoods depicted via the Conceptual Plan Area
design have a mix of 4,000- and 5,000-square-foot lots.

To meet the density requirements of the land use
designations, the Specific Plan proposes smaller-lot
single-family developments that meet the purpose and
intent of the R-M-2 zone district, along with medium- to large-lot single-family developments that meet the
requirements of the R-1-5 zone district. Pursuant to the City’s Municipal Code, the developments are all
permitted uses that cater to a neighborhood
atmosphere with a mix of high and low concentrations
of dwelling units and still preserve the desirable
characteristics and amenities of a Low-Density
development.
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Figure 3-3
Current Zoning (City of Visalia)
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Figure 3-4
Proposed Zoning
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Table 3-2
Plan Area Land Use Sizes
General Plan Land Use Designation Zoning Designation Zoning Abbreviation Low-Density Residential Single-Family Residential 4,000 SF Min. Lot Size R-1-5 Medium-Density Residential Multi-Family Residential 2,500 SF Min. Site Area Per Dwelling Unit
R-M-2
Parks/Recreation Quasi-Public QP

3.4.1 - ZONING MAP AND ZONING

PROCESS
These zoning regulations implement the General Plan
land use designations for the Plan Area. The proposed
zoning for the properties within the Specific Plan Area is shown in Figure 3-4, Zoning Map. Upon approval of the
Specific Plan, the City of Visalia’s Zoning Map will be amended to identify the Plan Area as the Pratt Family
Ranch Specific Plan, and the zoning as set forth in this Specific Plan and as shown in Figure 3-4, shall apply
upon annexation. Minor amendments to the proposed
zoning boundaries may be made concurrent with
subdivision approvals to ensure that final zoning
designations precisely coincide with future street, utility facilities, or recreation facility lot lines. Major
amendments or zone changes shall be considered
amendments to the Specific Plan. They shall be
processed in accordance with provisions of the City of
Visalia codes and ordinances and California State law
(more details Section 7.3).

3.5 - Overview of the City of
Visalia’s Zoning Code
The Specific Plan’s Zoning Code is adopted and
implemented for projects proposed within the Plan Area
with the purpose of promoting the health, safety, and
general welfare of future residents. The subsections
below depict an overview of the City’s Municipal Code
requirements that would typically apply. The
development standards mentioned in the Specific Plan
are either derived from the City’s Municipal Code or
created to produce a unique community layout
consistent with the General Plan. In Section 4, the
Specific Plan’s Zoning Code requirements are
articulated for future developments to adhere to unless otherwise stated.

3.5.1 - SINGLE-FAMILY RESIDENTIAL
ZONE (R-1-5)
In the R-1 Single-Family Residential zones, the purpose and intent are to provide a living area within the City where development is limited to Low-Density
concentrations of one-family dwellings and where
regulations are designed to accomplish the following: to promote and encourage a suitable environment for
family life; to provide space for community needed to
complement 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
(City of Visalia 2017).

3.5.2 - MULTI-FAMILY RESIDENTIAL
ZONE (R-M-2)
In the R-M Multi-Family Residential zones, the purpose
and intent are to provide living areas within the two
Multi-Family Residential zones (one medium density
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and one high density) with housing facilities where
development is permitted with a relatively high
concentration of dwelling units and still preserve the
desirable characteristics and amenities of a LowDensity atmosphere (City of Visalia 2017).

3.5.3 - DEVELOPMENT STANDARDS
Standards such as site area and setbacks are typically
applicable to all developments within the City of Visalia.

These parameters allow for the City to regulate spacing between structures and parcel sizes in specific zone
designations in order to maintain consistent
developments.
• Site Area. The minimum parcel size varies
according to the zone district in which the
parcel is located. However, this title shall not
preclude parcels of less than the required
minimum, which exists at the time of adoption
of this title, from securing site plan review
permits and building permits. Parcels of less
than the required minimum size may be
created upon approval of an acceptable
Master Plan by the Site Plan Review
Committee.
• Setback. The minimum building setbacks in
each zone district shall be conformed to the
requirements set forth in that zone district.

However, the Site Plan Review Committee
may grant an exception to the required
standards based on the uniqueness of the
property or the specific design needs of the
project. The average setback and landscaping
under such an exception shall be equal to the
required standard.
• Height Limits. The height of a structure shall
be measured vertically from the average
elevation of the ground level along the front
property line to the highest point of the
structure. Each zoning designation’s height
limits vary.
• Off-Street Parking. In order to prevent traffic
congestion and shortage of curb spaces, offstreet parking facilities shall be provided incidental to any new building or structure and
major alterations and enlargements of
existing uses. Off-street parking spaces or
areas required shall be in proportion to the
need for such facilities created by the
particular type of land use. Off-street parking
facilities shall also be laid out in such a manner
that the facilities will protect public safety and
insulate surrounding land uses from their
impact.
• Fences, Walls, and Hedges. Fences may be
constructed of any generally acceptable
material except that barbed wire and electriccharged fences are specifically prohibited in any R-1 or R-M zone.
• Signs. The purpose of regulating signs is to
preserve and enhance the aesthetic character
and environmental values of Visalia while
allowing a sensible approach to advertising
and signage. These regulations recognize the
importance of the business activity to the
economic vitality of the City as well as the
need to protect the visual environment.

Section 17.48.010 of the Visalia Municipal
Code lists the rules and regulations of all
applicable sign regulations for residential
districts. Signs within the Specific Plan will
adhere to the Municipal Code guidelines.

3.6 - Applicable Entitlement
Process
The overall Specific Plan consists of two phases. Each
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These requirements will be required per the processes
of the City’s Municipal Code.

3.6.1 - SITE PLAN REVIEW

APPLICATION
Prior to the formal submittal of developments proposed
to occur within the Plan Area, it is a requirement per the City’s Zoning Ordinance that new or remodeled
buildings and structures and improvements to land
shall be reviewed to ensure substantial compliance with the General Plan, Municipal Code, policies, and
improvement standards of the City. Furthermore, the
approved Specific Plan will be used in order to review
any proposed development as well.

3.6.2 - TENTATIVE SUBDIVISION MAP

APPLICATION
A Tentative Subdivision Map will be required for the
anticipated development. The overall Plan Area will be
developed into two distinct phases, separated by the
Urban Development Boundary Tier 2 and Tier 3. It is
anticipated that both phases will be subdivided via two Tentative Subdivision Maps. Unless otherwise
specifically noted in this Specific Plan, all parking,
fencing, screening, and landscaping shall be per City
ordinance(s)/standards.

3.6.3 - GENERAL PLAN AMENDMENT

AND PREZONE
In conjunction with the Tentative Subdivision Map
application, the project proposes to revise the existing configuration of the General Plan’s land use
designations into a design that will result in a more
appealing community once developed. This new
arrangement promotes a community design that allows
for pedestrian travel by utilizing the open space/trail system and offering a variety of lot types not in
clustered developments.

3.6.4 - ANNEXATION
All property that requests to be incorporated into a
municipality’s or service district’s service area will need to propose an annexation. This will allow the property to be assimilated into the public agency’s boundary and
receive public services provided by the public agency.

Along with the General Plan Amendment and Prezone,
the annexation will be included as a part of the overall project’s entitlements. The proposal of the annexation
triggers the requirement for a Prezone in order to
maintain consistency between zoning and the City’s
General Plan. Since the Plan Area is split into Tier 2 and Tier 3, the timing of permitted annexations will vary due to policies elaborated in the General Plan. The
development proposed in the Tier 2 area will be
processed before Tier 3.
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Project Design and Development
Standards

4.1 - Design and Development
Standards
The following sections detail design and development
standards for each use within the Plan Area,
fencing/walls, signage, lighting, and landscaping.

As depicted in Table 4-1, the overall Plan Area has
several communities with varying lot sizes. The Plan
Area will consist of three General Plan land use
designations, one of which is designated for Parks and
Open Space. The other two designations are LowDensity Residential and Medium-Density Residential.

The Plan Area may offer a wide variety of lot sizes that will be consistent with the City’s General Plan and the Plan Area’s Specific Plan (see Figure 4-1). For the
purpose of this section, the Tier 2 portion of the Plan Area will be developed right away, and Tier 3’s portion will be considered conceptual. As shown in Figures 4-2
and 4-3, the intricate design maximizes the potential
development of the Plan Area while establishing
integrated communities that are connected via a
pedestrian-oriented trail network. As previously
mentioned in Section 2, all design or development
standards from the City of Visalia Municipal Code are
applicable unless otherwise stated specifically.

Table 4-1
Pratt Family Ranch Land Uses
Lot Size Land Use1 Gross
Acreage
Proposed
Dwelling Units
Minimum Density/
Gross Acre
Proposed
Density
Tier 2
38’ x 72’ Medium-Density Residential 6.12 60 10.00 9.8* 45’ x 90’ Low-Density Residential 8.12 52 2.00 6.4
50’ x 100’ Low-Density Residential 25.15 132 2.00 5.2
Tier 3
38’ x 72’ Medium-Density Residential 19.91 207 10.00 10.3* 50’ x 100’ Low-Density Residential 17.97 90 2.00 5.0
Total 541
*Combined density of the Medium-Density Residential
is 10.00 Dwelling Units per acre.
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Figure 4-1
Plan Area Concept Plan

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Figure 4-2
Site Plan for Low-Density Residential Area
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Figure 4-3
Site Plan for Medium-Density Residential Area
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4.1.1 - RELATIONSHIP TO THE CITY OF

VISALIA MUNICIPAL CODE
The Pratt Family Ranch zoning regulations identify only those uses and development regulations unique to the
project. When specifics are given, those zoning
regulations shall supersede those found in the City of
Visalia Municipal Code. Where these zoning regulations
do not address a use or development standard, the
provisions of the City of Visalia Municipal Code shall
apply. In particular, the majority of City development
standards that are superseded are within Chapters

17.121 and 17.162.

4.1.2 - DEVELOPMENT STANDARD

HIERARCHY
The hierarchy of applicability shall be first to the Pratt Family Ranch Specific Plan and these zoning
regulations, and then to the applicable City of Visalia’s Municipal Code and other applicable codes and
ordinances.

4.1.3 - PURPOSE AND COMPLIANCE
This section aims to establish qualitative design
standards and guidelines to ensure further that the
quality and character of the Plan Area are upheld. Site design, architectural styling, and landscape design
should be integrated to create a unified site design that will complement the surrounding residential
neighborhoods. The Plan Area will promote visual
diversity along the streetscape and promote the use of
street-oriented architecture. The following standards
and guidelines address site planning, parking,
landscaping, architecture, lighting, signage and service, trash, utility, and storage areas for the site.
1 City of Visalia Single-Family Residential Zone https://codelibrary.amlegal.com/codes/visalia/latest/visalia_ca/0-0-0-33770 2City of Visalia Multi-Family Residential Zone https://codelibrary.amlegal.com/codes/visalia/latest/visalia_ca/0-0-0-33965

4.2 - Low-Density Residential
The Single-Family Residential (R-1) zone corresponds
to Low-Density Residential land use designations.

According to the City’s Municipal Code, the R-1 zone
accommodates several types of residential uses
between three specific Single-Family Residential zones
(R-1-5, R-1-12.5, and R-1-20). As proposed as a part of the development proposal for Tier 2 and the conceptual
remainder of the Plan Area (Tier 3), the R-1-5 zone
district development standards were used as a guide to
shape the Low-Density portion of the Plan Area, as
shown in Figure 4-1.

Any development proposed within the Planning Area
must conform to the City’s General Plan, Municipal
Code, and the Specific Plan’s design guidelines. Table 4- 2 lists the development standards for the R-1-5 zoned
(Low-Density Residential) portion of the Plan Area. As
shown in Figure 4-2, the Low-Density Residential portion of the Plan Area is greater than 50 percent of the total site area. As shown in Table 4-1, the Plan Area has
designations for both Low-Density Residential and
Medium-Density Residential; there are three LowDensity Residential sites and two Medium-Density Residential sites. The R-1-5/Low-Density Residential
area will have to provide a minimum of 274 dwelling
units spread over the approximate 51 gross acres to
meet the General Plan minimum density. Amenities that
R-1-5/Low-Density Residential lots can access include
centralized park space, dog park, pedestrian
paths/trails, and open space. Pedestrian crossings in
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Table 4-2
Low-Density Residential Development Standards
Category Regulation
Land Use
Applicable Zoning District R-1-5 (5,000 SF Minimum Lot Size) Density Range 2-10 dwelling units/ gross acre
Permitted Uses Reference Visalia Municipal Code Sec. 17.12.020 Accessory Uses Reference Visalia Municipal Code Sec. 17.12.030 Conditional Uses Reference Visalia Municipal Code Sec. 17.12.040 Lot Size (Minimum)
Minimum Lot Sizes 4,000 square feet
Minimum Lot Dimensions 45 feet width
90 feet depth
Setbacks (Minimum)
Front Yard 15 feet to living space
20 feet to front-loading garages
Side yard (corner lots) 10 feet from property line
Side yard (interior lots) 5 feet from property line
Rear yard 15 feet from property line
Minimum rear yard square
footage
Minimum 675 square feet
Distance Between Buildings 6 feet minimum (0 feet for attached units) Building Massing
Building Height Reference Visalia Municipal Code Sec. 17.12.110 Accessory Structure Reference Visalia Municipal Code Sec. 17.12.090 Unit Density Reference Visalia Municipal Code Sec. 17.12.060 Parking Requirements Reference Visalia Municipal Code Sec. 17.34.020 Fencing and Walls Reference Visalia Municipal Code Sec. 17.36 Section 17.12.135 of the Visalia Municipal Code depicts that lots less than 5,000 square feet (between 3,600 and 4,999 square feet) are only allowable if they are consistent with certain criteria. This section shall not apply for Low-Density Residential development in the Plan Area.

4.2.1 - PRATT FAMILY RANCH
SPECIFIC PLAN – LOW-DENSITY

RESIDENTIAL POLICIES AND STANDARDS
The policies and standards identified below will pertain to all developments within the Plan Area’s Low-Density
Residential area.
• The development standards in Table 4-2 shall
be used for the development of the LowDensity Residential area within the Plan Area. • Lot sizes between 4,000 and 4,999 square feet
will be included as a permitted use, and no
other permitting criteria will be required.
• Architecture, landscaping, lighting, fencing,
and any signage should be complimentary and
work together to create and maintain
neighborhood identity.
• Exterior wall materials, trim and architectural
details that are visible from the street need to
be applied equally to all sides of the building in
order to promote a diverse community
aesthetic for market-rate housing.
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• Utility and mechanical equipment are to be
screened from view. Ground-mounted air
conditioners, coolers, antennas, or other
appurtenances are to be screened from an
offsite view.
• The Low-Density Residential designated area
should incorporate variety in style and detail
consistent with the design and color palette
identified in the Specific Plan (Figure 4-1). This
will allow for the unifying theme to provide a
sense of cohesion for the entire site.
• Flashing details (vents, downspouts, and
gutters) should be designed to complement
the building’s overall design, including colors
and materials.
• The size, scale, color, proportion, placement,
and detailing of architectural features such as
porches, balconies, chimneys, doors/
windows, dormers, and fencing should be
carefully considered to complement the
overall massing and scale of the building.

4.3 - Medium-Density
Residential
In accordance with the Specific Plan, the MediumDensity Residential designation within the Plan Area should accommodate small-lot detached single-family
dwelling units (reference Figure 4-3). The multi-family portion within the Tier 3 area of the Plan Area is
conceptual. A precise development plan shall be
submitted to determine conformance with Specific Plan
design guidelines. Pedestrian crossings will include
stamped asphalt for driver awareness. Table 4-3 lists
the development standards for the Medium-Density
Residential designated area within the Plan Area. The
communities within the Plan Area are not designated as
such but are designed to be smaller, inclusive
neighborhoods. The Medium-Density Residential area
will provide approximately 267 dwelling units on 25.7
acres at a gross density of 10.4 dwelling units per acre.

The Medium-Density Residential area is designed to be
a gated community. Amenities in the Medium-Density
Residential area include secure gated entryways,
interior park space, pedestrian paths, and communal
parking spaces.

Table 4-3
Medium-Density Residential Development Standards
Category Regulation
Land Use
Applicable Zoning District R-M-2
Density Range 10-15 units/gross acre
Permitted Uses Reference Visalia Municipal Code Sec. 17.16.020 Accessory Structures Are prohibited due to lot size constraints Conditional Uses Reference Visalia Municipal Code Sec. 17.16.040 Lot Size (Minimum)
Minimum Lot Sizes 2,500 square feet
Minimum Lot Dimensions 35 feet width
70 feet depth
A minimum of 33 feet of road frontage for all lots in
the gated communities.
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Category Regulation
Setbacks (Minimum)
Front Yard 12 feet to living space
18 feet to front-loading garages
Side Yards (Corner and
Interior lots)
4 feet from property line
Rear Yard 10 feet from property line
Minimum rear yard square
footage
350 square feet
Distance Between Buildings 6 feet minimum
Building Massing Building Height Reference Visalia Municipal Code Sections 17.16.100 Parking Requirements Reference Visalia Municipal Code Sections 17.34.20 Fencing and Walls Reference Visalia Municipal Code Sections 17.36.040 Trash Storage Trash bins are to be stored out of sight from the street, and bins are to be stored in garages or on the
side of the residence.

Open Space and
Recreational Areas
Five percent of the total site of the Medium-Density
Residential sites shall be dedicated of the site to
open, common, usable space, and/or recreational
facilities for use by tenants. Within the HOA area,
each lot will have its own private usable open space
to assist with meeting the Open Space requirement.

Screening Reference Visalia Municipal Code Sections 17.16.160 Screening Fence Reference Visalia Municipal Code Sections 17.16.170 Landscaping Reference Visalia Municipal Code Sections 17.16.180

4.3.1 - PRATT FAMILY RANCH
SPECIFIC PLAN – MEDIUM-DENSITY

RESIDENTIAL POLICIES AND STANDARDS
The policies and standards identified below will pertain to all developments within the Plan Area’s MediumDensity Residential area. • The proposed single-family dwelling
residences proposed in the Medium-Density
Residential area are deemed as a permitted
use if it meets the required density depicted in
the City’s General Plan. All other uses shall
reference the City of Visalia’s Municipal Code
Section 17.16.020.
• The development standards in Table 4-3
should be used for the development of the
Medium-Density Residential area within the
Plan Area.
• Architecture, landscaping, lighting, fencing,
and any signage should be complimentary and
work together to create and maintain
neighborhood identity.
• Exterior wall materials, trim and architectural
details that are visible from the street need to
be applied equally to all sides of the building in
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order to promote a diverse community
aesthetic for market-rate housing.
• Utility and mechanical equipment are to be
screened from view. Ground-mounted air
conditioners, coolers, antennas, or other
appurtenances are to be screened from an
offsite view.
• The Medium-Density Residential designated
area should incorporate variety in style and
detail consistent with the design and color
palette identified in the Specific Plan (Figure 4-
1). This will allow for the unifying theme to
provide a sense of cohesion for the entire site.
• Flashing details (vents, downspouts, and
gutters) should be designed to complement
the building’s overall design, including colors
and materials.
• The size, scale, color, proportion, placement,
and detailing of architectural features such as
porches, balconies, chimneys, doors/
windows, dormers, and fencing should be
carefully considered to complement the
overall massing and scale of the building.

In order to provide the City of Visalia with a unique
alternative for typical single-family dwelling units that is attractive to a first-time homebuyer, some creative
design elements were implemented that deviate from
typical development standards. For instance, lot size
and setbacks for the Medium-Density Residential area
differ from the City’s Municipal Code. Shorter setbacks appeal to prospective home buyers that do not want the
burden of maintaining a front yard with landscaping due to the investment of labor/capital and the perception of usable space. Additionally, the Model Water Efficient
Landscape Ordinance (MWELO) standards limit front
yard grass to 25 percent less of the landscaped area.

However, it is still the homeowner’s responsibility to
have property equipment or hire a service to maintain a smaller front yard. The prospective homeowner can
potentially eliminate the grass altogether, reducing
maintenance costs, all while maintaining an
aesthetically pleasing front yard.

4.4 - Signage
Signs provide an important element of community
design. Proper design and application of signs help
orient people and increase a community’s sense of
place. By directing visitors and residents to desired
locations, signage improves circulation efficiency and
access to important destination points. The design and
style of signage also contribute to the character and
setting for residential, recreation, and public use areas.

Section 17.48 Sign Regulations of the City of Visalia’s Municipal Code shall apply to development within the
Specific Plan.

The Plan Area will utilize a variety of permanent signs that intends to symbolize and identify each community
and overall project name. Signage will be strategically placed throughout the arterial and collector roadways
that will service the Plan Area as a part of the current development proposal in the Plan Area (Figure 4-4). The developer will be able to choose the styling and/or
material of the signs as depicted in the examples shown in Figures 4-5a and 4-5b. The signs implemented in the
Plan Area will be considered Monument Signs which are
free-standing double-faced signs to be installed as
shown on site plans and as illustrated in Figure 4-4.

Signs may be double-faced with copy on both sides.

4.4.1 - SIGNAGE POLICIES
• All signs should be reviewed for conformance
with these criteria and overall design quality.

Approval or disapproval of sign submittals
based on the aesthetics of design should
remain the sole right of the developer.
• Prior to the installation and manufacture of
any sign, the tenant should obtain a sign
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permit from the City of Visalia and provide a
copy to the developer.
• Each developer should pay all costs for its
signs, including manufacture, installation,
maintenance, and City permits/certificates.
• The established Lighting and Landscaping
Maintenance District (LLMD) should be
responsible for any repair or damage to any
surface caused by the signage or its
installation.
• Signs will be allowed to be double-faced with
copies on both sides.

4.4.2 - SIGN DESIGN
• Signs should be designed in a manner that is
not only imaginative but also of high graphic
quality. In addition, signs should be
compatible with and complementary to
adjacent facades. All signs will comply with
Visalia Municipal Code Section 17.48.090.
• Notwithstanding the maximum square
footage specified for copy area allowances,
signs and topography in all cases should
appear balanced and in scale within the
context of the sign space and the building as a
whole. The thickness, height, and color of sign
lettering should be visually balanced and in
proportion to other signs.
• Walls signs should be affixed without visible
means of attachment. The location of all signs
should be as directed by the developer.
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Figure 4-4
Signage Location
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Figure 4-5a
Signage Examples
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Figure 4-6b
Signage Examples (Colored)
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4.5 - Fencing and Walls
Walls and fences are necessary elements for the Plan
Area, providing safety, security, privacy, property
definition, and noise attenuation. Walls and fences can also be included in gateway features and can provide
separation between residential areas and more
intensive uses. Poorly designed walls and fences can
become a noticeable feature that detracts from the
quality and character of a neighborhood. Therefore, all wall and fence designs within the Plan Area should be
tightly regulated. A creative and controlled approach to walls and fences should be established to maintain an
overall design consistency within the Plan Area. Fencing throughout the Plan Area should be coordinated under
a single-fencing system that identifies the type,
appearance, and placement. Fencing and walls should
be completed as development occurs within the Plan
Area and should be the responsibility of the adopted
LLMD for maintenance and liability. The construction
material may vary for each development proposal as
long as the design of the walls/fencing is consistent
with Figures 4-6a and 4-6b, and the location is
consistent with Figure 4-7.

4.5.1 - WALL AND FENCE POLICIES AND

STANDARDS
Plan Area
• Fence types should be located as illustrated in
Figures 4-6a and 4-6b.
• Fences are to be located along property lines
with the pursuant setbacks.
• Walls will be required to conform to the
applicable zone district.

Low-Density Residential Designations
• Required block walls for residential
developments along arterial or collector
roadways should be designed to provide a
pedestrian pathway between the arterial or
collector to the residential development. A
pedestrian pathway should always be required
as part of the block wall design abutting an
arterial or collector roadway when a transit
stop is located within one-quarter mile of the
residential development.
• The pedestrian pathway is a designated
walkway that is landscaped throughout the
development.

Medium-Density Residential Designation
• Fences, walls, and hedges not exceeding
seven feet in height should be permitted,
except that a fence, wall, or hedge should not
exceed three feet in height in a required front
yard. A fence or wall may be allowed to a
height of four feet, provided that the additional
one-foot height is at least 50 percent open.
• The pedestrian pathway is a designated
walkway that is landscaped throughout the
development.
• Required block walls, fences, and wrought iron
fences for multi-family developments along
arterial or collector roadways should be
designed to provide a pedestrian pathway
between the arterial or collector to the multifamily residential development. A pedestrian pathway should always be required as part of
the block wall or fences abutting an arterial or
collector roadway when a transit stop is
located within one-quarter mile of the multifamily residential development.

Additionally, all decorative fencing and walls used in the Plan Area should be installed and coordinated with
appropriate landscaping consistent with the design
guidelines/standards contained in Section 4.7.
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Figure 4-6a
Fence Types
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Figure 4-6b
Fence Types (Colored)
Community Split Rail Fence with Pilaster
Block Wall
Wood Fence
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Figure 4-7
Fencing/Wall Type Location
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4.6 - Streetscape and Lighting
An attractive streetscape can enhance the livability and desirability of the Plan Area. Features such as street
trees, lighting, landscaping, sidewalks, street widths, housing setbacks, and fencing are just a few factors
that contribute to an attractive streetscape. An
emphasis on streetscape design is necessary to create
areas that encourage pedestrian circulation and
interaction while reducing auto dependency. An overall
lighting plan can contribute to the community identity of the Plan Area.

Streetlighting along arterials and collectors street
corridors will consist of the standard City’s cobra head streetlight. The entire height of the pole will be
approximately 29 feet. Along the local street corridors, each community will incorporate the City’s standard
ornamental streetlight design, which is approximately
25 feet in height. Figure 4-8 depicts the approximate
location of the types of street lighting. The exact
placement will coincide with the City of Visalia’s design and improvement standards for local, collector, and
arterial street corridors (Figures 4-8a and 4-8b). This will ensure that streetlight facilities will be properly spaced to provide sufficient lighting for vehicles, pedestrians, and cyclists.

4.6.1 - LIGHTING POLICIES AND

STANDARDS
• Lighting should be provided to ensure a safe
environment but should not cause areas of
intense light or glare.
• Lighting should be sensitive to adjacent land
uses and viewsheds. Architectural features or
lighting fixtures that provide down-lighting and
lighting that is shielded from adjacent uses
should be implemented.
• Street lighting standards should be dependent
upon City and Southern California Edison
(SCE) requirements.
• All parking lots (within the Medium-Density
Residential), pedestrian, and safety lighting
should provide uniform illumination and be
situated and shielded so as not to cause glare
or excessive light spillage on adjacent uses.
• Plan Area theme lighting specifications are as
follows:
o Perimeter lights along Mooney Boulevard,
Pratt Road, and Avenue 320: SCE cobra
head drop glass on a 26-foot-high pole.

The mounting element for the cobra
headlight adds approximately three feet,
for a total height of 29 feet. The luminaire
should be a 120v Light-Emitting Diode
(LED), cobra head style with Type II cutoff.
o Interior lights along all local streets: City
standard ornamental lights on an
approximate 20-foot-high pole. The
mounting fixture adds approximately two
feet, totaling 22 feet. The luminaire should
be an LED-style lighting implement.

Medium-Density Residential street and parking area
lights will use the same design as the interior lights. 256
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Figure 4-8a
Plan Area Lighting
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Figure 4-8b
Plan Area Lighting
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4.7 - Landscaping
Landscaping should be used to define the edges of
properties, provide a transition between neighboring
properties, and highlight pedestrian pathways. The
landscape palette in Figure 4-9 provides a list of
approved species. This landscape palette and plan have
been established for the Plan Area to ensure the
consistent and proper use of plant materials, trees, and shrubs that have been designed to landscape the
streetscape, entryways, and different design elements
programmed throughout the Plan Area. Final
landscaping details will be provided with Improvement
Plans as development occurs within the Plan Area and
is subject to the Model Water Landscape Ordinance
(MWELO) City standards. Pedestrian pathways will be
constructed as adjacent development occurs.

Inspiration for the landscaping palette came from an
interest in combining the aesthetic of the French
Countryside with the rural aspects of the agrarian
qualities of the San Joaquin Valley. Walls and fences
will have landscaping incorporated into the design when they front along a major roadway. The texture and color of the plants selected will be deliberate in design,
creating interesting patterns. Low-lying flowering
shrubs will line the pedestrian pathway with prominent
trees located at the entryways. The Plan Area will
feature a mixture of deciduous and evergreen trees,
providing a pleasing aesthetic throughout the year.

French lavender will be placed in rows to imitate row
crops found in the surrounding agricultural land. The
landscape aesthetic will be unique to the Pratt Family
Ranch Plan Area and reinforce the importance of a
neighborhood community. Landscaping will play an
integral role in the aesthetic view of the trail system that traverses the Plan Area. Figure 4-10 shows how the
landscaping will interact with the architectural style of the French Countryside aesthetic. Figure 4-11 shows
the color palette and material that will be used for
development within the Plan Area. The color scheme
will be applicable for all residences constructed along with all public features within the plan area. Figure 4-12 depicts a conceptual design of the dog park located
northeast of the Mooney Boulevard and West Riverway
Drive intersection.

Landscaping Policies and Standards
• The landscaping specifications in Figures 4-9
through 4-11 should apply to all landscaped
areas of the Plan Area.
• For all other specific landscaping policies,
refer to the City of Visalia’s Municipal Code.

4.8 - Elements of Project
Design

4.8.1 - SITE PLANNING
Placement of structures will be sited in a manner that
will complement the adjacent structures. Sites will be
developed and coordinated in a manner to provide order
and diversity. The Conceptual Map (Figure 4-1) outlines the potential lot configuration that can occur within the Plan Area. Any future development proposals may vary
in design as allowed by the Specific Plan as long as it maintains consistency between City of Visalia’s General Plan, Municipal Code, and Pratt Family Ranch Specific
Plan.

Since the Plan Area is designated as primarily
residential land uses, structures will be configured to minimize conflicts between vehicles and pedestrians.

The use of enhanced paving and landscaping will define
walkways allowing for an interior network to connect to trails and pedestrian paths outside of the Plan Area.
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Figure 4-9
Landscaping Palette
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Figure 4-10
Landscaping Detail
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Figure 4-11
Colors and Materials
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Figure 4-12
Dog Park Concept
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4.8.2 - ARCHITECTURE
The architectural styles for buildings in each of the
villages shall provide a blend of building forms,
massing, scale, and character that creates a pedestrianoriented environment meant to be viewed and experienced on foot rather than from a car.

The overall architectural theme of the Plan Area shall be consistent with the landscaping palette and associated
colors. The architecture and signage throughout the
Plan Area will tie into the landscaping style of the French Countryside. Figure 4-11 shows the colors and
materials used throughout the Plan Area for the building exterior, trim, and stonework.

Architecture Policies and Standards
• The height and scale should be compatible
with that of the surrounding development.
• Color palettes of proposed structures should
incorporate similar or complementary colors
to the Specific Plan color palette.
• Elevations of structures should be approved
by the City of Visalia’s Planning Department in
order to maintain a consistent theme.
• The roofline within the Medium-Density
Residential area should not be closer than two
feet to the respective property line.
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Circulation

5.1 - Circulation
The circulation network primarily consists of local
streets, collectors (Riverway Drive and Pratt Avenue)
and arterials (Mooney Boulevard and Avenue 320), and
interconnected pedestrian paths (reference Figure 5-1).

Streets are intended to be an integral part of the
community design and require careful design of the
roadway, parkway landscaping, and the architectural
treatment and location of the homes fronting that
street. Street sections within and surrounding the Plan Area are designated hierarchically (Figures 5-2 and 5-3).

The intent of the circulation network in the Plan Area is to provide safe and efficient movement for motorists,
cyclists, and pedestrians. Numerous ingress/egress
points throughout the Plan Area provide circulation
options.

Pedestrian circulation is a prominent and important
feature in the Plan Area. A designated pedestrian path
connects the various land uses within the Plan Area.

The pedestrian path network will be adequately
landscaped in certain locations to provide shade and an aesthetic environment. All streets within the Plan Area are lined with sidewalks, with the exception of the gated Medium-Density Residential area. The sidewalk system
is designed to accommodate two people walking sideby-side. A planting strip is provided between all residential streets and sidewalks to create a safety
zone, separating pedestrian space from motor vehicle
space. Planting strips must be wide enough to
accommodate street trees and provide shade to
pedestrians and cyclists. Cross-sections of roadways
will be consistent with the City of Visalia’s design and improvement standards with the exception of the right
of way within the gated Medium-Density Residential
area. The cross-section of the Medium-Density
Residential area is detailed in Figure 5-3. Attractive
street trees that provide canopies and landscaping
along the streets and roads are an important element of the design fabric of the community. These design
concepts are embodied by the street sections included
within this Specific Plan. Sidewalks are to be located on both sides of the street in all situations where the Plan Area fully encompasses the street’s right of way.

The Specific Plan, as a part of the Plan Area design,
proposes to include a roundabout at the intersection of Riverway Drive and Mooney Boulevard. This will allow
Mooney Boulevard to shift to the easterly edge of the
Plan Area, maximizing the Plan Area’s potential and
offering greater neighborhood connectivity. A portion of Modoc Ditch will be undergrounded to accommodate
the right of way for the proposed roundabout at Mooney
Boulevard and Riverway Drive.

According to the City of Visalia’s Circulation Element, Riverway Drive and Pratt Avenue are classified as
collectors (both are two lanes) with a final right-of-way (ROW) width of 84 feet; Avenue 320 and Mooney
Boulevard are classified as a planned arterial. Avenue
320’s ROW at buildout will be 110 feet with four lanes.

Currently proposed as a part of the Specific Plan is the south half of Avenue 320. Mooney Boulevard is
designated in the General Plan as a two-lane arterial;
however, the City of Visalia does not have a standard for a two-lane arterial. Therefore, the two-lane collector
ROW diagram will be used for the purposes of this
Specific Plan. All streets in the Plan Area will be
constructed to their full width per City standards.
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Figure 5-1
Circulation Plan
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Figure 5-2
Street Cross Section #1-4
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Figure 5-3
Street Cross Section #4-6
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5.2 - Entryways
Public entryways into the site will be off Mooney
Boulevard, Avenue 320, and Pratt Road. The entire Plan
Area’s entryways are designed to handle residential
uses since that is the intention of the Specific Plan. As Pratt Road intersects the Plan Area horizontally, there are four entryways planned, two to the north and two to the south. Mooney Boulevard and Riverway Drive meet
at the southeast corner and form a traffic circle.

Mooney Boulevard deviates from a straight linear street to a curvilinear street whose alignment shifts to the east to meet the Plan Area’s eastern boundary (Figure 5-1).

As Mooney Boulevard travels northward, there are two
entryways along the extent of the street, one of which
will be a gated entrance. The extent of Mooney
Boulevard ends at the intersection of Avenue 320 to the north. Avenue 320 caps off the northern boundary of the Plan Area. Avenue 320 has two entryways along the
extent, one of which will be a gated entrance. See Figure 5-1 for reference.

5.3 - Public Transit
The circulation system within the Plan Area is designed to accommodate public transit services when planned
by the City of Visalia. The nearest identified public
transit routes and bus stops are along Riggin Avenue
and Dinuba Boulevard. Currently, there are no bus stops or bus routes planned within or immediately adjacent to the Plan Area. As proposed in the Specific Plan, the
Pedestrian Trail and Bike Path will connect to
southbound Mooney Boulevard and allow for residents
of the Plan Area to walk/ride to the nearest public transit routes/bus stops. Route 7 of the Visalia City Coach
travels along Ferguson Avenue, connects with Routes 8
and 16 at the intersection of Dinuba & Shannon
Parkway, and connects to the transit hub in Downtown
Visalia, allowing residents to utilize the transit system citywide. Route 16 of the Visalia City Coach travels
along Dinuba Avenue, Riggins Avenue, and Demaree
Avenue and is connected to Downtown Visalia. Route 7
has approximately 20-minute headways (60 minutes on
Sundays) and operates from approximately 6:00 am to
9:40 pm on weekdays, 9:15 am to 6:40 pm on Saturdays,
and 8:00 am to 3:45 pm on Sundays.

5.4 - Parking Requirements
The Pratt Family Ranch Specific Plan attempts to
provide a balance between the parking needs and
requirements of the different land uses within the Plan Area. For any use not specified in this section, the
Planning Director or his/her designee shall have the
authority to determine the appropriate parking
requirements based upon similarities between parking
generation characteristics of the proposed use with
other similar uses identified in the Plan Area.

The parking requirements detailed below will be
consistent with the City of Visalia’s Municipal Code
Chapter 17.34. The areas designated as Low-Density
Residential shall have two parking spaces per dwelling
unit minimum, and 50 percent of parking shall be
covered. The areas designated as Medium-Density
Residential shall have at least 1.5 parking spaces per
dwelling unit for all multi-family developments. Signage will be posted within the gated communities to show
where and when street parking is allowed and will be
updated as necessary. Parking shall be enforced in the
Medium-Density area by the HOA rules. Communal
parking should be provided in the Medium-Density
Residential area to add an additional .25 parking spaces per dwelling unit. Residents are encouraged to use their driveways for parking and use street parking on an asneeded basis. 269
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5.5 - Pedestrian Circulation
Pedestrian access into and out of the Plan Area is
integral in fostering neighborhood connectivity with the surrounding area. Figure 5-1 illustrates the pedestrian circulation within the Plan Area. Pathways have been
provided to provide safe and efficient movement for
pedestrians. Pedestrian pathways will be delineated
with stamped asphalt at key intersections, greaterwidth sidewalks, and landscaping, including shade trees. The pedestrian path/trail proposed traverses
through the Plan Area in a primarily north/south
alignment (Figure 5-1). This configuration allows for a safe path of pedestrian travel from the Plan Area south on Mooney Boulevard in order to access the City of
Visalia’s public transit system. In addition, a future Class II Bike Path is planned to travel along Mooney Boulevard and continue through Pratt Road (Figure 5-1). It is
anticipated that the pedestrian path/trail and bike route will be integral to the health and wellness of the
community.

5.5.1 - CIRCULATION POLICIES AND

STANDARDS
• All roadway and pathway development
standards and dimensions within the Specific
Plan shall be approved by the City.
• Right-of-way designs illustrated in Figures 5-2
and 5-3 shall be utilized throughout the Plan
Area when applicable.
• All streets within the Plan Area should be lined
with the species of street tree specified in the
landscape palette (reference Section 4.7).
• Traffic calming features may be utilized for
traffic calming within the Plan Area.
• Safe and efficient movement of pedestrians
within the Plan Area is paramount and shall be
accomplished with pedestrian pathways,
stamped asphalt, and landscaping.
• The design of gated entryways shall be
consistent with the development standards of
the City’s Municipal Code.
• Dedicated turn lanes shall be incorporated into
the Mooney Boulevard design at gated
entryways.
• On-street parking will be allowed except for on
designated trash pick-up days. No parking
signs will be posted throughout the gated
community. Offenders will be fined by the HOA
and have a loss of service if in violation of this
policy.
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Infrastructure
The Pratt Family Ranch Specific Plan will have a public facilities system that will complement and enhance the
vision and design objectives of the project. All facilities will be developed to the required industry standards of the service provider and as required by the applicable
City standards. The facilities will be developed to meet project objectives and to meet the quality demands of
the target market. Each developer that wishes to
develop within the Plan Area will coordinate to the
fullest with the appropriate jurisdictions and service
providers to create a project that meets the standards
required for Pratt Family Ranch. The project developer
intends to continue this process as the project moves
forward to ensure that state-of-the-art systems are
included as appropriate and feasible.

Public utilities and services in the Plan Area will be
provided by the following public and private companies, as detailed in Table 6-1 below.

Table 6-1
Plan Area Utility Provider
Utility/Service Provider
Electricity SCE
Gas Southern California Gas
Water California Water Service
Sewer City of Visalia
Solid Waste City of Visalia
Telephone AT&T
Cable Comcast
Police and Fire City of Visalia
Public Schools Visalia Unified School District
All infrastructure (streets, parking lots, wet and dry
utilities) will be installed per construction plans
approved by the City and relevant utility companies.

Each pad constructed as part of overall development
shall be graded so that sediments will not wash onto the site, nor will they contribute to the storm drain line.

Responsibility for on and offsite infrastructure for this Plan will be retained by the project proponent(s).

Reference Section 7.4 for phasing.

6.1 - Street Improvements
Development of each portion of the Plan Area will
trigger street improvements to the extent to which the
proposed development encompasses. For instance, if
the Tier 2 area were to be developed, it would require
the construction of full offsite improvements to Pratt
Road and a portion of Mooney Boulevard. As Mooney
Boulevard travels north along the east side of the Plan Area, it curves towards the eastern property line, and
therefore up until a certain point along the curve of
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Mooney Boulevard past the multi-family residential
entrance, the development will not be required to be
fully constructed. As it develops, Avenue 320 will be
constructed in the northern portion of the Plan Area
with two lanes.

Developments of rights of way will not require
dedication for property owners outside of the
designated Plan Area. The construction of ROW will be
consistent with the street cross-sections illustrated in Section 5.

6.2 - Water
California Water Service Company (Cal Water), the thirdlargest publicly traded water utility in the United States, will be the potable water purveyor for the project. Cal Water also provides potable water to the majority of
Visalia. A portion of the Pratt Family Ranch Plan Area, located south of Pratt Road, is already served by Cal
Water. Thus, the remaining Plan Area outside of the city limits will need to be annexed in order to obtain service by Cal Water.

The Plan Area will continue the existing infrastructure that is currently existing in the surrounding right of way located at the Riverway Drive and Mooney Boulevard
intersection. The current 12-inch lateral will need to be extended along the Mooney Boulevard alignment and
west on Pratt Road to connect to the existing 12-inch
lateral. All water laterals within each subdivision shall be six or eight inches. Furthermore, California Water
Service will review each development proposal, and the
service provider will provide specific requirements for each project. The provider’s comments will supersede
the requirements of the Specific Plan if they are not
consistent. Water distribution infrastructure will be
designed at the time of subdivision approval.

6.3 - Sanitary Sewer
The City of Visalia will provide the sanitary sewer
disposal system for the projects within the Plan Area.

Project wastewater will be collected and treated to
disinfected secondary standards at the City of Visalia
Wastewater Treatment Plant. Thwe Plan Area will be
served by an existing 15-inch sewer lateral located at
the intersection of Riverway Drive and Mooney
Boulevard. The sewer laterals will be extended north up Mooney Boulevard and shift west along Pratt Road until
it reaches the Plan Area’s western extent. Since the Plan Area 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. The City of Visalia will review each development proposal, and
subsequent requirements will be conditioned for the
development.

6.4 - Storm Drain
Storm drainage service is provided by the City of Visalia.

There is an existing 18-inch storm drain trunk line at the Riverway Drive and Mooney Boulevard intersection. The
existing trunk line will be extended into the Plan Area in order to adequately serve each development. Since only
residential uses are being proposed, storm drain lateral upsizing for other uses will not be necessary. Each
development proposal will be reviewed by the City of
Visalia, and subsequent requirements will be
conditioned for the development.

6.5 - Gas/Electric/Telephone
Telephone, electric, and natural gas services can be
accessed from the existing infrastructure along
Mooney Boulevard. Undergrounding of these utilities
will occur with each development in the Plan Area.
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Administration and Implementation

7.1 - Specific Plan
Administration
This Specific Plan represents a framework of
development for the Pratt Family Specific Plan Project.

Implementation of the project requires the approval of
this Specific Plan and any subsequent submittals over
the life of the project’s buildout. This section sets forth the procedures needed to implement and administer
the Specific Plan and those procedures required for its amendment, if necessary.

7.2 - Implementation
The Pratt Family Ranch Specific Plan will be
implemented through the processing of this Specific
Plan, one or more Tentative Subdivision Maps, one or
more Annexations, and development standards
contained herein or as required through the City of
Visalia development entitlement process. Subsequent
submittals may be required of the applicant(s) to
submit any of the above information or supplemental
information prior to the recordation of any final map or building permit.

7.2.1 - SUBSTANTIAL CONFORMANCE

WITH THE SPECIFIC PLAN
It is recognized that as more detailed plans are prepared to implement the Specific Plan, adjustments to
provisions of the Specific Plan may be required.

Amendments may be issued by or on behalf of the
property owner(s), or any proposal by the City, shall be filed with the Community Development Director, who
will determine if the proposed modifications are “minor” 3 Administrative approvals of minor adjustments need not follow amendment procedures outlined in Chapter 12.04 (Adoption of Specific Plans) of the City of Visalia Municipal Code. The administrative approval procedure for minor amendments shall only require consideration by the Planning Director in accordance with the requirements outlined in Section 6.5 of this Specific Plan. or “major” and the request or proposal shall be
processed accordingly.

7.3 - Amendments to the
Adopted Specific Plan
Proposed amendments to the Specific Plan shall be
processed in accordance with the provisions outlined in the City of Visalia’s Municipal Code, General Plan, and California State law.

7.3.1 - PROCEDURE
The property’s development shall comply with the
development standards approved in this Specific Plan
and the adopted City of Visalia’s Municipal Code.

Amendments to this adopted Specific Plan by or on
behalf of the property owner(s), or any proposal by the City, shall be filed with the Community Development
Director, who will determine if the proposed
modification is “minor” or “major” and the request or
proposal shall be processed accordingly.

Minor Amendments
The following modifications to the Specific Plan
constitute a minor amendment and are subject to
ministerial review and approval by the Community
Development Director or his/her designee; however, the
City of Visalia shall have the discretion to determine
whether the modifications are in substantial
conformance with the Specific Plan3.
• Minor deviations from conceptual plans,
architectural styling of buildings, exhibits or
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drawings, including landscaping, wall design,
wall alignment, and streetscape design
modifications contained within the Specific
Plan which maintain the established quality
level and intent of the Plan.
• Final facility sizing and alignment of
infrastructure improvements when directed by
the City of Visalia.
• Deletion of unnecessary infrastructure
improvements when approved by the City of
Visalia.
• Any other modifications deemed minor by the
City of Visalia.
• Specific Plan land use designations, as shown
in Figure 3-2, Land Use Plan are not to be
amended.
• All applicable provisions of State law are
complied with. All proposed adjustments or
modifications to the Specific Plan that are
determined to not be in substantial
conformance with the Specific Plan by the
Planning Director shall be processed as
amendments to the Specific Plan.

Major Amendments
A Major Specific Plan Amendment will constitute any
change to the Specific Plan, which is not a minor
amendment. The applicant shall submit an entitlement,
and the Planning Commission shall hold a public
hearing for a major amendment and submit their
findings and recommendation to City Council. The City
Council will be responsible for rejecting or adopting by resolution to the Specific Plan Amendment by a
majority vote.
• Increase in the number of vehicle access
points.
• Cumulative increase in development intensity
greater than 10 percent.

If any future re-use is found inconsistent with this
Specific Plan or the General Plan, then a Major Specific Plan Amendment would be required.

7.4 - Phasing
The Plan Area is divided into phases to ensure
consistency with the City of Visalia’s General Plan Urban Boundaries and Growth Management requirements for
the development of Tier 2 and Tier 3, as depicted in
Figure 4-1. Currently, the entire City of Visalia is
encompassed within Urban Development Boundary Tier

2. Urban Growth Boundary Tier 3 will begin development
once the City of Visalia has issued 12,800 building
permits for housing units from April 1, 2010. All
development that will occur will only take place within the scope of the Plan Area. No development is proposed
outside of the Plan Area. Additionally, infrastructure will be constructed to the extent to which the proposed
development will be adequately served or as
recommended by the City of Visalia. There are two main
phases proposed for the development of the Plan Area.

Phase 1 is the development of all of the area within Tier 2, and Phase 2 will be all of the Tier 3 area. Sub-phasing will be allowed for each development that occurs and
will be reviewed on a project-by-project basis; in
accordance with City standards and the Subdivision
Map Act.

The buildout schedule for the Specific Plan Area will
occur during three takedown phases.
• Takedown 1 will include the full development
of the Plan Area within Tier 2. Phase 1 of the
first takedown will include the perimeter
landscaping, sidewalk, and roadways of Pratt
Road, landscaping, sidewalk, and roadways of
a portion of Mooney Boulevard (shown on
Figure 4-1), the construction of the Riverway
Drive, and the Mooney Boulevard traffic circle.
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Once Phase 1 has been completed, the other
phased developments (Phases 2–4) within
Takedown 1 will be built out as the market
demands. Phases 2–4 may not develop in
numerical order.
• Takedowns 2 and 3 will include the buildout of
the Tier 3 portion of the Plan Area and include
the construction of Avenue 320’s perimeter
landscaping, sidewalk, and roadways, and the
completion of Mooney Boulevard’s perimeter
landscaping, sidewalk, and roadways north of
the multi-family residential entrance in Phase
1, joining with Avenue 320.

However, a number of provisions, noted below, shall
apply to each phase in order to ensure that all
improvements necessary to adequately serve the phase
are in place prior to construction or occupancy as
appropriate:
• The backbone infrastructure within an
individual phase and all additional
infrastructure necessary to bring services to
that phase shall be constructed and
operational to the satisfaction of the City prior
to the final acceptance of site improvements
within the respective phase or sub-phase.
• Prior to the delivery of combustible materials
to a construction site, base roadways and
community water systems shall be available
at the boundary of the construction site.
• The City must approve a master grading,
drainage, and utility plan in conjunction with
the development of Tier 2 and Tier 3
residential sites.

7.5 - Maintenance
The City will establish a Landscape and Lighting (L&L)
District to maintain public streetlights and local streets within the Plan Area. The Medium-Density Residential
and gated community sites will establish a
Homeowners Association (HOA) or equivalent. Refer to
Table 7-1 for the maintenance responsibilities for the
HOA or equivalent to establish for the Medium-Density
Residential portion of the Plan Area.

Table 7-1
HOA or other maintenance District Responsibilities
Services HOA (or equivalent)
Streets X
Strom Drains 0
Water facilities 0
Sewer Facilities 0
Landscaping X
Small Parks X
Parking X
Lights X
CC&Rs X
Notes: X = HOA will provide maintenance 0 = City will provide maintenance The services outlined above will not be solely provided by the HOA. Within the MediumDensity Residential area, the HOA will provide maintenance service and collect dues. 275
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7.6 - Financing
As development occurs within the Plan Area, each
proponent of development shall be responsible for the
financing or coordinating the financing of all onsite and offsite improvements within the extent of the Plan Area.

Each phase’s infrastructure will be added to and
complement the infrastructure developed before it. The
buildout of the project is anticipated to take five or more years, spanning two growth tiers. Once constructed, the infrastructure improvements will consist of elements
for use by the general public and elements for the
exclusive use of the area’s residents. After construction, long-term maintenance of the improvements will be
required, and the party bearing the obligation to
maintain those improvements will vary depending on
whether the improvement is for the general public or
exclusively for the residents of the Plan Area. Although various techniques are available for financing the
required infrastructure, the developer anticipates using private financing in conjunction with public financing for the development costs. Since, as previously discussed,
certain elements of the infrastructure will be for the use of the general public; public financing may be
appropriate for these elements. The selected financing
mechanisms must be in place as required by the
financing vehicle.

Other financing mechanisms may be utilized, such as
creating private districts (Mello-Roos Community
Facilities Districts), Landscaping and Lighting Districts, or homeowner’s associations to fund maintenance of
certain facilities within the Plan Area. Specific financing requirements, improvement obligations, fees,
reimbursements, land and easement dedications and
conveyances, maintenance, and other financing and
improvement-related obligations will be detailed in
development agreements outside of the scope of the
Specific Plan.

7.6.1 - THE CITY OF VISALIA’S

DEVELOPMENT IMPACT FEES
A development impact fee is a monetary exaction than
a tax or special assessment, which is charged by a local governmental agency to an applicant in connection with
the approval of a development project. The purposes of
the fees are to offset some or all of the associated costs to public facilities related to the development of the
project. The listed fees below are not an exhaustive list.

A comprehensive list of development impact fees will
be submitted for each development within the Plan
Area.

Drainage Fees
The development of land for urban uses substantially
accelerates the concentration of surface and storm
waters so that it is necessary to provide for the
construction of and establishment and collection of
drainage fees to defray all or a part of the actual or the estimated cost of constructing planned drainage
facilities for the removal of surface and storm waters
from drainage areas to promote and protect the public
health, safety, and general welfare.

The drainage fee shall be paid on each parcel of land in the drainage area prior to the commencement of the
work of any development thereon or, in the case of any
division of a parcel of land, prior to the approval of the final subdivision or parcel map, or development, and
shall be composed of an acquisition fee and a
development fee to be paid unless otherwise specified
in the City’s Municipal Code.

Transportation Impact Fees
The City must expand its street system to maintain
acceptable levels of service if new development is to be accommodated without reducing these levels of service
to unacceptable levels as established in the Circulation 276
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Element of the City’s General Plan. This must be done in order to promote and protect public health, safety, and welfare. Fees calculated shall be consistent with the
reasonable methodology of the Traffic Impact Fee
Update Nexus Study City of Visalia or any updated
version thereof.

The payment of the transportation impact fee required
shall be issued to the city engineer or his designee prior to the issuance of a building permit.

Public Safety Impact Fees
The funds collected from public safety impact fees are
for the public facilities to support orderly development.

Furthermore, the funds assist in regulating the use and development of land to assure that new development
bears a proportionate share of the cost of capital
expenditures necessary to provide for public facilities that serve such development.

General Facilities Impact Fees
The funds collected via the general facilities impact fee programs are used to assist in the implementation of
the policies of the General Plan by providing for
adequate general government public facilities
(excluding public safety facilities for which a separate fee has been imposed and to support orderly
development.

7.6.2 - LANDSCAPE AND LIGHTING

MAINTENANCE DISTRICT (LLMD)
Pursuant to the Act and Proposition 218, all parcels that receive a special benefit conferred upon them as a
result of the maintenance and operation of
improvements and services shall be identified, and the
proportionate special benefit derived by each identified parcel shall be determined in relationship to the entire costs of the maintenance and operation of
improvements. The Act permits the establishment of
assessment districts by agencies to provide certain
public improvements, including the operation,
maintenance, and servicing of landscaping
improvements.

The method for apportioning the assessment is based
upon the relative special benefit derived by the
properties in each Maintenance District over and above
the general benefit conferred on real property located in each Maintenance District or to the public at large.

Assessed parcels within each Maintenance District
receive special benefits from the maintenance and
operation of the improvements.

7.6.3 - HOMEOWNERS ASSOCIATIONS
A Homeowners Association will be used for the
maintenance of certain improvements inside gated
neighborhoods.

7.7 - Relationship of Specific
Plan to Environmental
Document
In order to be compliant with the California
Environmental Quality Act (CEQA) (Public Resources
Code 21000-21189) and the CEQA Guidelines
(California Code of Regulations, Title 14, Division 6,
Chapter 3, Sections 15000-15387), an Initial
Study/Mitigated Negative Declaration (IS/MND) is
being prepared along in conjunction with the Specific
Plan. Previous environmental documents covering the
Plan Area also include the prior Program Environmental
Impact Report for the Visalia General Plan (2014). The
Specific Plan is not expected to result in any potentially significant environmental impacts after mitigation. Any development proposed within the Specific Plan shall
have an abbreviated CEQA analysis if it is considered
consistent with the Specific Plan (State CEQA
Guidelines Section 15182).
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7.8 - Reimbursement
According to the City of Visalia’s Circulation Element, Avenue 320 and Mooney Boulevard are included in the
City’s Planned Circulation System Improvements
inventory. The intention for the inventory is to define improvements to include in a long-range capital
improvement program. The portion of Mooney
Boulevard located in the Plan Area is a planned arterial to be built up as a new two-lane arterial. Avenue 320 is also a planned arterial to be built out as a two-lane; 1/2 arterial. The respective right-of-way widths vary from 84 feet to 110 feet (more detail in Section 5). The rate of reimbursement for the development of ROW shall be
determined upon the processing of the entitlements
with the City.

The specific details regarding reimbursement are
identified in the City’s reimbursement policies of the
Municipal Code.
• A property owner who dedicates land or
otherwise contributes funds for the capital
costs of the facilities identified herein may be
eligible for a credit for such contribution
against the impact fee otherwise due.
• The chief financial officer shall determine (1)
the value of the developer contribution; (2)
whether the contribution meets the capital
improvement needs for which the particular
impact fee has been imposed; and (3) whether
the contribution will substitute or otherwise
reduce the need for capital improvements
anticipated to be provided with impact fee
funds. In no event, however, shall the credit
exceed the amount of the otherwise applicable
impact fee.
• Any application for credit must be submitted
on forms provided by the City before
development project approval. The application
shall contain a declaration under oath of those
facts that qualify the property owner for the
credit, accompanied by the relevant
documentary evidence.

Fee credits for City reimbursable infrastructure will be handled as follows:
• Storm drain trunk lines - the cost of these lines
will be credited against the City’s storm
drainage impact fees. If the cost exceeds the
impact fees, then the difference will be
reimbursed in cash to the developer at the
Notice of Completion.
• Sanitary sewer trunk lines - the cost of these
lines will be reimbursed in cash at the Notice
of Completion.
• Arterial/collector streets - the cost of these
streets will be credited against the City’s
transportation impact fees. If the cost exceeds
the impact fees, then the difference will be
reimbursed in cash to the developer at the
Notice of Completion.

Right-of-way dedications made after January 1, 2000,
are subject to reimbursement by the City in the form of a transportation impact fee credit. If a portion of a ROW dedication is intended for dedicated right
turn/deceleration/merge lanes, then this portion is not subject to reimbursement. Transportation impact fee
credit is assigned to the grantor of the ROW. If the
developer is not the grantor and desires to utilize the credit for their project, then a notarized statement from the grantor assigning the credit to the developer will be required. Existing irrevocable offers of dedication that are accepted by the City Council will be assigned a
transportation impact fee credit to the property owner
in effect at the time of acceptance. Reimbursement is
available to a developer from the City for storm drain
trunk lines and sewer trunk lines identified in the City’s 278
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Storm Water Master Plan and Sewer System Master
Plan. The developer will be reimbursed for 100 percent
of the cost of storm drain trunk lines. The developer will be reimbursed for 100 percent of the cost of sewer
trunk lines not needed by the developer. If the developer needs a sewer line and is required to enlarge the sewer line in accordance with the Sewer System Master Plan,
then the developer will be reimbursed for the differential cost. The City will reimburse the developer for design
and construction costs associated with the installation of these trunk lines.
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Figure 4-1
Plan Area Concept Plan

280

GOULART
2421 OR 360
SHANNON RANCH 2, UNITS NO. 1&4
42 RM 4
180
179
168
167
166
143
142

MODOC DITCH
Ó
N
281

GOULART
2421 OR 360
SHANNON RANCH 2, UNITS NO. 1&4
42 RM 4
180
179
168
167
166
143
142

MODOC DITCH
Ó
N
282
OLDFIELD D.N. 1998-0071875
CHAREST D.N. 95-085479

GOULART
2421 OR 360
180
181 182 183
176 177
178
179
168 169 171
170
167
166
143
164 165
145 144
142
69 74
57 66
93 92
126
125 124
127
123
128
122
129
61 62
60 63
59 64
58 65
90 102
111
88 87
89 130
121 120
131
1 118
2 117
3 116
4 115
5 114
6 113
132
119
100 99 98 97 96 95
112
101
71 72
70 73
67 76
68 75
82 78
80 83
79 84
85 77
8 7
94 19 20 18 21 22 23 24
12 11
10 17
9 16
15 14
13 108
107
106
105
104
103
110
109
81 86
91 MODOC DITCH

OUTLOT K
SEE SHEET 3
SEE SHEET 5
SEE SHEET 2

OUTLOT D

OUTLOT A

DOG PARK
138
139 140 141 142 143
25 56 55 54 53 52 51
26 27 28 29 30 31 32 33 34 35
36 37
38 39
40 41
42 43
44 45
48 47 46
50 49
136
135
134
133
166
165
164
163
162
161
160 159 157 156
155
154
153
152
151
150
149
148
147
146
145
144
158
176
177
178
179
180
181
182
183
167 184
168
169
170
171
172
173
174
175

OUTLOT B

OUTLOT C

OUTLOT F OUTLOT E
137 OUTLOT G
SHANNON RANCH 2, UNITS NO. 1&4 42 RM 4
186
187
188
189
190
191
192
193
194
195
196
197
198 199 200 201 202
203
204
205
206
207
210
211
212
213
214
215
216
217
221 220 219 218
222

HOA PARK
SEE SHEET 4
223
224
225
226
227
228
229
230
231
232
233 234
235
236
237
238
239
240
241
242
243
244

OUTLOT H
185
208

OUTLOT I
209 OUTLOT J
N
SHEET 1 OF 5
Ó

PRATT FAMILY RANCH TENTATIVE MAP
N
283
61 62
60 63
59 64
58 65
69 74
57 66
6 5 4 3 2 1
71 72
70 73
67 76
68 75
8 7
19 20
18 21 22 23 24
12 11
10 17
9 16
15 14
13 180
179
168
167
166
143 142

OUTLOT A
25 56 55
26 27
SHANNON RANCH 2, UNITS NO. 1&4 42 RM 4
℄
℄
℄
SHEET 2 OF 5

PRATT FAMILY RANCH TENTATIVE MAP
N
SEE SHEET 5 SEE SHEET 3
284
MOONEY BOULEVARD (ROAD 116)
90 93
92 88
87 89
82 78
80 83
79 84
85 77
94 81
86 91
Δ
Δ MODOC DITCH

OUTLOT K

DOG PARK
Δ
56 55
26 27
54 53 52 51
50 49
48 47
46 45
44 43
42 41
40 39
38 37
36 28 29 30 31 32 33 34 35

OUTLOT B

OUTLOT C

OUTLOT F
SHEET 3 OF 5

PRATT FAMILY RANCH

TENTATIVE MAP
N
SEE SHEET 4 SEE SHEET 2
285

GOULART
2421 OR 360
Δ
142 143 141
159 158 157 156
155
154
153
152
151
150
149
148
147
146
145
175 176 144
174 177
173 178
172 179
171 180
170 181
169 182
168 183
167 184

OUTLOT G
186
187
188
189
190
191
192
193
194
195
196
197
198 199 200 201
202
203
204
205
206
207
Δ
Δ
222
221 220 219
218
217
216
215
214
213
212
211
210
223
224
225
226
227
228
229
230
231
232
233 234
235
236
237
238
239
240
241
242
243
244

HOA PARK

OUTLOT H
185
208

OUTLOT I OUTLOT J
209
SHEET 4 OF 5
N

PRATT FAMILY RANCH TENTATIVE MAP
SEE SHEET 3 SEE SHEET 5
286
126
125 124
127
123
128
122
129 130
121 120
131
113 114 115 116 117 118
132
119
100 99 98 97 96 95
112
101
102
111
108
107
106
105
104
103
110
109

OUTLOT D
140 141
139
138
137
136
135
134
133
166
165
164
163
162
161
160 159
175
174
173
172
171
170
169
168
167

OUTLOT F OUTLOT E
SHEET 5 OF 5

PRATT FAMILY RANCH TENTATIVE MAP
N
SEE SHEET 2 SEE SHEET 4
287
BATH 1 CLG. HGT. 8'-1" VINYL W.I.C. CLG. HGT. 8'-1" CARPET SERV. CLG. HGT. 8'-1" VINYL 2040 SH3050 SH 26 68 BATH 2 CLG. HGT. 8'-1" VINYL
26 68
26 68 5068 BI-PASS
28 68
26 68 DN15R 28 68
F.M.T.

F.M.T. F.M.T. BDRM. 1 CLG. HGT. 8'-1" CARPET BDRM. 2 CLG. HGT. 8'-1" CARPET BDRM. 3 CLG. HGT. 8'-1" CARPET 5068 BI-PASS 2040 SH 26 68 26 68 3050 SH 23'-0"
33'-6"
10'-6" 28'-0"
39'-0"
5'-6" 3050 SH 3050 SH 7'-0" 21'-0" COVERED ENTRY 8'-1" STUCCO CLG. CONC. 20'-0"x20'-O" CLEAR SPACE 16'-0" x 7'-0" SECT. GAR. DOOR ENTRY CLG. HGT. 8'-1" VINYL 2 BAY GARAGE CONC. 30 SC 68 26 68 26 SC 68 UP15R POWDER CLG. HGT. 8'-1" VINYL PANTRY CLG. HGT. 8'-1" GREAT VINYL ROOM CLG. HGT. 8'-1" VINYL 6068 TEMP. GL. SLIDER EAT-IN KITCHEN CLG. HGT. 8'-1" VINYL 26 68 3050 SH 3030 SH
W/H
23'-0"
39'-0"
39'-0"
20'-8" 18'-4" 28'-0"
6'-0" 10'-0" 7'-0" 21'-0" Upper Floor - 831 SF PLAN 1.1378 Lower Floor - 541 SF C 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2022214 | 10-18-22 0 2 4 8 - MERCED, CA DESIGN DEVELOPMENT BELLEVUE RANCH WEST VILLAGE 17C 1,372 SF 3 Bdrm | 2.5 Bath 2 Bay Garage 8' | 8' Plates 1.0 1A | Americana 288
W.I.C. CLG. HGT. 8'-1" CARPET SERV. CLG. HGT. 8'-1" VINYL 2040 SH 26 68
26 68
26 68 5068 BI-PASS
28 68
26 68 DN15R 28 68
F.M.T.

F.M.T. BDRM. 2 CLG. HGT. 8'-1" CARPET BDRM. 3 CLG. HGT. 8'-1" CARPET 5068 BI-PASS 26 68 3050 SH 10'-6" 5'-6" 7'-0" 21'-0" 3050 SH COVERED ENTRY 8'-1" STUCCO CLG. CONC. 20'-0"x20'-O" CLEAR SPACE 16'-0" x 7'-0" SECT. GAR. DOOR ENTRY CLG. HGT. 8'-1" VINYL 2 BAY GARAGE CONC. 30 SC 68 26 68 26 SC 68 UP15R POWDER CLG. HGT. 8'-1" VINYL W/H 6'-0" 10'-0" 7'-0" 21'-0" COVERED ENTRY 8'-1" STUCCO CLG. CONC. 20'-0"x20'-O" CLEAR SPACE 16'-0" x 7'-0" SECT. GAR. DOOR ENTRY CLG. HGT. 8'-1" VINYL 2 BAY GARAGE CONC. 30 SC 68 26 68 26 SC 68 UP15R POWDER CLG. HGT. 8'-1" VINYL W/H 6'-0" 10'-0" 7'-0" 21'-0" W.I.C. CLG. HGT. 8'-1" CARPET SERV. CLG. HGT. 8'-1" VINYL 2040 SH 26 68
26 68
26 68 5068 BI-PASS
28 68
26 68 DN15R 28 68
F.M.T.

F.M.T. BDRM. 2 CLG. HGT. 8'-1" CARPET BDRM. 3 CLG. HGT. 8'-1" CARPET 5068 BI-PASS 26 68 10'-6" 4'-6" 7'-0" 10'-4" 3050 SH 3050 SH 10'-8"1'-0" PLAN 1.1378 C 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2022214 | 10-18-22 0 2 4 8 - MERCED, CA DESIGN DEVELOPMENT BELLEVUE RANCH WEST VILLAGE 17C 1,372 SF 3 Bdrm | 2.5 Bath 2 Bay Garage 8' | 8' Plates 1.0 1B | Farmhouse 1C | Craftsman 289
4:12
4:12 4:12 RIDGE
RIDGE 4:12
4:12
VALLEY VALLEY 4:12 4:12 4:12
6" 4'-0" 4'-0" 4:12 6:12 RIDGE
RIDGE

VALLEY VALLEY
HIP HIP 4:12
6:12 6:12
6:12
6:12
4:12
4:12 6:12 R V H 4:12 4:12 RIDGE
RIDGE
VALLEY VALLEY 4:12
4:12 4:12
4:12
C 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2022214 | 10-18-22 - MERCED, CA DESIGN DEVELOPMENT BELLEVUE RANCH WEST VILLAGE 17C PLAN 1.1378 Roof Plans 1.2 0 4 8 16 Composition Roof Eave 12" / Rake 12" Eave 12" / Rake 12" Eave 12" / Rake 12" 1A | Americana 1B | Farmhouse 1C | Craftsman
Composition Roof Composition Roof
290
C 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2022214 | 10-18-22 0 2 4 8 - MERCED, CA DESIGN DEVELOPMENT BELLEVUE RANCH WEST VILLAGE 17C 1C | Craftsman 1A | Americana PLAN 1.1378 Front Elevations 1B | Farmhouse 1.3 STUCCO FINISH 2x6 WOOD FASCIA STUCCO FINISH 2x6 WOOD FASCIA 2x6 WOOD FASCIA STUCCO FINISH STUCCO OVER FOAM ADDRESS LIGHT ADDRESS LIGHT ADDRESS LIGHT STUCCO OVER FOAM FOAM OUTLOOKER W/ KNEE BRACE METAL SECTIONAL METAL SECTIONAL GARAGE DOOR GARAGE DOOR COMPOSITION ROOF METAL SECTIONAL GARAGE DOOR WOOD POST FIBER CEMENT BOARD & BATTEN STONE VENEER OVER STUCCO COLUMN WAINSCOT OVER STUCCO COLUMN STUCCO OVER FOAM FIBER CEMENT BOARD & BATTEN COMPOSITION ROOF COMPOSITION ROOF 291
C 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2022214 | 10-18-22 0 2 4 8 - MERCED, CA DESIGN DEVELOPMENT BELLEVUE RANCH WEST VILLAGE 17C Front Elevations 1C | Craftsman 1A | Americana PLAN 1.1378 1B | Farmhouse 1.3
292
3'-0"
±23'-012" TOP OF TILE
8'-1" 8'-1"
8'-1" 8'-1"
7'-0" 7'-0" N.G.
7'-0" 6'-8"
8'-1" 8'-1"
8'-1" 8'-1"
8'-1" 8'-1"
8'-1" 8'-1" 1'-7"
8'-1" 8'-1"
8'-1" 8'-1" 2'-0"
6'-8"
C 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2022214 | 10-18-22 0 2 4 8 - MERCED, CA DESIGN DEVELOPMENT BELLEVUE RANCH WEST VILLAGE 17C Building Elevations 1.4 Right Rear Left Front PLAN 1A | AMERICANA 293
7'-0" 7'-0"
8'-1" 8'-1"
8'-1" 8'-1"
±25'-0" TOP OF TILE N.G.
8'-1" 8'-1"
8'-1" 8'-1"
7'-0" 6'-8"
8'-1" 8'-1"
8'-1" 8'-1"
7'-0"
8'-1" 8'-1"
8'-1" 8'-1"
6'-8"
C 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2022214 | 10-18-22 0 2 4 8 - MERCED, CA DESIGN DEVELOPMENT BELLEVUE RANCH WEST VILLAGE 17C Building Elevations 1.5 Right Rear Left Front PLAN 1B | FARMHOUSE 294
7'-0" 7'-0"
8'-1" 8'-1"
8'-1" 8'-1"
±23'-012" TOP OF TILE
6'-8"
7'-0" N.G.
2'-10"
7'-0" 6'-8"
8'-1" 8'-1"
8'-1" 8'-1"
7'-0"
8'-1" 8'-1"
8'-1" 8'-1"
2'-10"
6'-8"
8'-1" 8'-1"
8'-1" 8'-1"
C 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2022214 | 10-18-22 0 2 4 8 - MERCED, CA DESIGN DEVELOPMENT BELLEVUE RANCH WEST VILLAGE 17C Building Elevations 1.6 Right Rear Left Front PLAN 1C | CRAFTSMAN 295
20'-0"x20'-O" CLEAR SPACE 2 BAY GARAGE CONC.
30 SC 68 16'-0" x 7'-0" SECT. GAR. DOOR TEMP. GL. 2040 SH 3050 SH 3050 SH 6068 TEMP. GL. SLIDER 2668 UP 15R ENTRY VOL. CLG. VINYL POWDER CLG. HGT. 8'-1" VINYL GREAT ROOM CLG. HGT. 8'-1" VINYL 26 68 EAT-IN KITCHEN CLG. HGT. 8'-1" VINYL PANTRY CLG. HGT. 8'-1" VINYL CLG. BREAK LINE 3030 SH PORCH 8'-1" STUCCO CLG. CONC. W/H 26 SC 68
20'-8" 14'-10" 6'-0"
41'-6" 30'-0"
35'-6" 10'-7" 19'-5"6'-0" 30'-0"
41'-6" 26 68F.M.T. DN15R
FX 2040 SERV. CLG. HGT. 8'-1" VINYL F.M.T.
26 68
28 68
26 68 26 68 28 68 F.M.T.
26 68W.I.C. CLG. HGT. 8'-1" CARPET BATH 1 CLG. HGT. 8'-1" VINYL 5068 BI-PASS 5068 BI-PASSBATH 2 CLG. HGT. 8'-1" VINYL 3050 SH 2630 SH 3050 SH 3050 SH BDRM. 1 CLG. HGT. 8'-1" CARPET BDRM. 3 CLG. HGT. 8'-1" CARPET BDRM. 2 CLG. HGT. 8'-1" CARPET LOFT CLG. HGT. 8'-1" CARPET OPEN TO BELOW 3050 SH 11P 35'-6" 30'-0" 19'-4" 10'-8"
37'-6"
2'-0"3050 FX 3050 SH C 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2022214 | 10-18-22 0 2 4 8 - MERCED, CA DESIGN DEVELOPMENT BELLEVUE RANCH WEST VILLAGE 17C Upper Floor - 946 SF PLAN 2.1583 Lower Floor - 632 SF 1,578 SF 3 Bdrm | 2.5 Bath | Loft 2 Bay Garage 8' | 8' Plates 2.0 2A | Americana 296
20'-0"x20'-O" CLEAR SPACE 2 BAY GARAGE CONC.
30 SC 68 16'-0" x 7'-0" SECT. GAR. DOOR TEMP. GL. 2040 SH 2668 UP 15R ENTRY VOL. CLG. VINYL POWDER CLG. HGT. 8'-1" VINYL CLG. BREAK LINE PORCH 8'-1" STUCCO CLG. CONC. W/H 26 SC 68 10'-7" 19'-5" 6'-0" 26 68F.M.T. DN15R
FX 2040 SERV. CLG. HGT. 8'-1" VINYL
28 68
26 68 26 68 28 68 F.M.T.
26 68W.I.C. CLG. HGT. 8'-1" CARPET 5068 BI-PASS 5068 BI-PASSBATH 2 CLG. HGT. 8'-1" VINYL BDRM. 3 CLG. HGT. 8'-1" CARPET BDRM. 2 CLG. HGT. 8'-1" CARPET OPEN TO BELOW 3050 SH 3050 FX 3050 SH 19'-4" 10'-8" 2'-0"
20'-0"x20'-O" CLEAR SPACE 2 BAY GARAGE CONC.
30 SC 68 16'-0" x 7'-0" SECT. GAR. DOOR TEMP. GL. 2040 SH 2668 UP 15R ENTRY VOL. CLG. VINYL POWDER CLG. HGT. 8'-1" VINYL CLG. BREAK LINE PORCH 8'-1" STUCCO CLG. CONC. W/H 26 SC 68 10'-7" 19'-5" 6'-0" 26 68F.M.T. DN15R
FX 2040 SERV. CLG. HGT. 8'-1" VINYL
28 68
26 68 26 68 28 68 F.M.T.
26 68W.I.C. CLG. HGT. 8'-1" CARPET 5068 BI-PASS 5068 BI-PASSBATH 2 CLG. HGT. 8'-1" VINYL BDRM. 3 CLG. HGT. 8'-1" CARPET BDRM. 2 CLG. HGT. 8'-1" CARPET OPEN TO BELOW 3050 SH 3050 FX 3050 SH 10'-8" 10'-8" 1'-0" 8'-8"1'-0"
C 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2022214 | 10-18-22 0 2 4 8 - MERCED, CA DESIGN DEVELOPMENT BELLEVUE RANCH WEST VILLAGE 17C PLAN 2.1583 1,578 SF 3 Bdrm | 2.5 Bath | Loft 2 Bay Garage 8' | 8' Plates 2.0 2B | Farmhouse 2C | Craftsman 297
4:12 4:12
4:12
4:12 4:12 RIDGE
RIDGE VALLEY VALLEY946 SF RIDGE
RIDGE 4:12
6:12
6:12
VALLEY VALLEY 4:12 4:12
RIDGE
4:12
4:12
4:12
4:12

RIDGE R
4:12
C 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2022214 | 10-18-22 - MERCED, CA DESIGN DEVELOPMENT BELLEVUE RANCH WEST VILLAGE 17C PLAN 2.1583 Roof Plans 2A | Americana Eave 12" / Rake 12" Eave 12" / Rake 12" Eave 12" / Rake 12" 2B | Farmhouse 2C | Craftsman 2.2 0 4 8 16 Composition Roof Composition Roof Composition Roof 298
C 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2022214 | 10-18-22 0 2 4 8 - MERCED, CA DESIGN DEVELOPMENT BELLEVUE RANCH WEST VILLAGE 17C 2C | Craftsman 2A | Americana PLAN 2.1583 Front Elevations 2B | Farmhouse 2.3 STUCCO FINISH 2x6 WOOD FASCIA FOAM OUTLOOKER STUCCO FINISH 2x6 WOOD FASCIA STUCCO FINISH STUCCO OVER FOAM CORBEL WOOD POST ADDRESS LIGHT ADDRESS LIGHT STUCCO FINISH STUCCO OVER SHAPED STUCCO OVER FOAM METAL SECTIONAL METAL SECTIONAL GARAGE DOOR GARAGE DOOR COMPOSITION ROOF COMPOSITION ROOF METAL SECTIONAL GARAGE DOOR FIBER CEMENT BOARD AND BATTENS STUCCO OVER FOAM STONE VENEER OVER STUCCO COLUMN STUCCO OVER FOAM COMPOSITION ROOF 2X6 WOOD FASCIA FIBER CEMENT BOARD AND BATTENS ADDRESS LIGHT FOAM TRIM STUCCO WAINSCOT 299
C 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2022214 | 10-18-22 0 2 4 8 - MERCED, CA DESIGN DEVELOPMENT BELLEVUE RANCH WEST VILLAGE 17C Front Elevations 2C | Craftsman 2A | Americana PLAN 2.1583 2B | Farmhouse 2.3
300
±25'-112" TOP OF TILE
8'-1" 8'-1"
8'-1" 8'-1"
7'-0" 7'-0" 8" TYP.
6'-8"
3'-0"
8'-1" 8'-1"
8'-1" 8'-1"
7'-0" 6'-8"
8'-1" 8'-1"
8'-1" 8'-1"
7'-0"
7'-0" EQ. EQ.
8'-1" 8'-1"
8'-1" 8'-1"
7'-0"
6'-8" 1'-9" C 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2022214 | 10-18-22 0 2 4 8 - MERCED, CA DESIGN DEVELOPMENT BELLEVUE RANCH WEST VILLAGE 17C Building Elevations 2.4 Right Rear Left Front PLAN 2A | AMERICANA 301
8'-1" 8'-1"
8'-1" 8'-1"
±25'-0" TOP OF TILE
7'-0"
7'-0"
6'-8"
9" 8" TYP.
8'-1" 8'-1"
8'-1" 8'-1"
7'-0" 6'-8"
8'-1" 8'-1"
8'-1" 8'-1"
7'-0"
7'-0"
8'-1" 8'-1"
8'-1" 8'-1"
6'-8"
7'-0" 1'-9" C 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2022214 | 10-18-22 0 2 4 8 - MERCED, CA DESIGN DEVELOPMENT BELLEVUE RANCH WEST VILLAGE 17C PLAN 2B | FARMHOUSE Building Elevations 2.5 Right Rear Left Front 302
8'-1" 8'-1"
8'-1" 8'-1"
±24'-212" TOP OF TILE
6'-8"
7'-0" 7'-0"
9" 8" TYP.
8'-1" 8'-1"
8'-1" 8'-1"
7'-0" 6'-8"
8'-1" 8'-1"
8'-1" 8'-1"
7'-0"
2'-10" 4'-2"
7'-0"
8'-1" 8'-1"
8'-1" 8'-1"
6'-8"
4'-2" 2'-10"
7'-0" 1'-9" C 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2022214 | 10-18-22 0 2 4 8 - MERCED, CA DESIGN DEVELOPMENT BELLEVUE RANCH WEST VILLAGE 17C PLAN 2C | CRAFTSMAN Building Elevations 2.6 Right Rear Left Front 303
UP PORCH 8'-1" STUCCO CLG. CONC. PWDR 9'-1" CLG. VINYL 20'-0"x20'-O" CLEAR SPACE GREAT ROOM CLG. HGT. 8'-1" VINYL DINING CLG. HGT. 8'-1" VINYL ENTRY CLG. HGT. 8'-1" VINYL 15R KITCHEN CLG. HGT. 8'-1" VINYL PANTRY CLG. HGT. 8'-1" VINYL 2 BAY GARAGE CONC. 26 68 6068 TEMP. GL. SLIDER 26 SC 68 26 68
30 SC 68 16'-0" x 7'-0" SECT. GAR. DOOR 3030 SH
F.M.T. 3050 SH W/H 26 68 LOUVER
38'-6" 4'-6" 30'-0"
20'-9" 17'-9" 30'-0" 11'-0" 19'-0"
43'-0" DN15R
BI-PASS 5068
BI-PASS 5068 BATH 2 CLG. HGT. 9'-1" VINYL BDRM. 1 CLG. HGT. 8'-1" CARPET BDRM. 2 CLG. HGT. 8'-1" CARPETW.I.C. CLG. HGT. 8'-1" CARPET BDRM. 3 CLG. HGT. 8'-1" CARPET BDRM. 4 CLG. HGT. 8'-1" CARPET SERVICE CLG. HGT. 8'-1" VINYL LOFT CLG. HGT. 8'-1" VINYL BATH 1 CLG. HGT. 8'-1" VINYL F.M.T.

F.M.T. F.M.T. F.M.T.
26 68
26 68
26 68 5068 BI-PASS
28 68
26 68 26 68
26 68 28 68
26 68 2040 SH
3050 SH 3050 SH 3050 SH 2040 FX
FX 20
TEMP. GL.
40 30'-0" 5'-312" 13'-8"
43'-0"
38'-6" 3'-6"
43'-0"
3'-6" 32'-8" 30'-0"5'-10" 1'-0" 3050 SH 3050 SH
1'-0" 11'-012" C 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2022214 | 10-18-22 0 2 4 8 - MERCED, CA DESIGN DEVELOPMENT BELLEVUE RANCH WEST VILLAGE 17C Upper Floor - 1,062 SF PLAN 3.1775 Lower Floor - 713 SF 1775 SF 4 Bdrm|2.5 Bath Loft 2 Bay Garage 8' | 8' Plates 3.0 3A | Americana 304
UP PORCH 8'-1" STUCCO CLG. CONC. PWDR 9'-1" CLG. VINYL 20'-0"x20'-O" CLEAR SPACE ENTRY CLG. HGT. 8'-1" VINYL 15R 2 BAY GARAGE CONC. 26 SC 68 26 68
30 SC 68 16'-0" x 7'-0" SECT. GAR. DOOR
F.M.T.

W/H 26 68 LOUVER
4'-6" 11'-0" 19'-0" DN15R
BI-PASS 5068
BI-PASS 5068 BATH 2 CLG. HGT. 9'-1" VINYL BDRM. 2 CLG. HGT. 8'-1" CARPET BDRM. 3 CLG. HGT. 8'-1" CARPET BDRM. 4 CLG. HGT. 8'-1" CARPET SERVICE CLG. HGT. 8'-1" VINYL LOFT CLG. HGT. 8'-1" VINYL F.M.T.

F.M.T.
26 68
26 68
26 68 5068 BI-PASS
28 26 68 28 68
26 68
3050 SH 2040 FX
FX 20
TEMP. GL.
40 13'-8" 11'-012"
1'-0"
3'-6" 5'-10" 5'-312"
3'-6" 3050 SH 3050 SH
1'-0" UP PORCH 8'-1" STUCCO CLG. CONC. PWDR 9'-1" CLG. VINYL 20'-0"x20'-O" CLEAR SPACE ENTRY CLG. HGT. 8'-1" VINYL 15R 2 BAY GARAGE CONC. 26 SC 68 26 68
30 SC 68 16'-0" x 7'-0" SECT. GAR. DOOR
F.M.T.

F.M.T.
26 68
26 68
26 68 5068 BI-PASS
28 26 68 28 68
26 68
3050 SH 2040 FX
FX 20
TEMP. GL.
40 5'-4" 5'-412"
3'-6"
3'-6"
5'-10" 1'-0" 5'-312" 3050 SH 3050 SH 14'-0"
1'-0"
C 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2022214 | 10-18-22 0 2 4 8 - MERCED, CA DESIGN DEVELOPMENT BELLEVUE RANCH WEST VILLAGE 17C PLAN 3.1775 1775 SF 4 Bdrm|2.5 Bath Loft 2 Bay Garage 8' | 8' Plates 3.1 3B | Farmhouse 3C | Craftsman 305

VALLEY RIDGE
RIDGE

VALLEY R R
4:12
4:12 4:12 4:12
4:12
4:12
4:12
6" 4'-0" 4'-0" VALLEY RIDGE
RIDGE
VALLEY
RIDGE
6:12
6:12 5:12 5:12
6:12
6:12
6:12
6" VALLEY RIDGE
RIDGE

VALLEYR
4:12 3:12
4:12
4:12 4:12 4:12 C 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2022214 | 10-18-22 - MERCED, CA DESIGN DEVELOPMENT BELLEVUE RANCH WEST VILLAGE 17C PLAN 3.1775 Roof Plans Composition Roof Eave 12" / Rake 12" Eave 12" / Rake 12" Eave 12" / Rake 12" 3.2 0 4 8 16 3A | Americana 3B | Farmhouse 3C | Craftsman Composition Roof Composition Roof 306
2x6 WOOD FASCIA 2x6 WOOD FASCIA 2x6 WOOD FASCIA STUCCO FINISH STUCCO OVER FOAM WOOD POST STUCCO OVER FOAM ADDRESS LIGHT ADDRESS LIGHT ADDRESS LIGHT STUCCO FINISH WOOD TRIM STUCCO OVER FOAM STUCCO OVER FOAM C 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2022214 | 10-18-22 0 2 4 8 - MERCED, CA DESIGN DEVELOPMENT BELLEVUE RANCH WEST VILLAGE 17C PLAN 3.1775 Front Elevations FOAM OUTLOOKER W/ KNEE BRACE 3.3 METAL SECTIONAL METAL SECTIONAL GARAGE DOOR GARAGE DOOR METAL SECTIONAL GARAGE DOOR STUCCO OVER FOAM FIBER CEMENT BOARD AND BATTENS STONE VENEER OVER STUCCO COLUMN WAINSCOT OVER STUCCO COLUMN 3C | Craftsman 3A | Americana 3B | Farmhouse COMPOSITION ROOF STUCCO FINISH FIBER CEMENT BOARD AND BATTENS COMPOSITION ROOF COMPOSITION ROOF 307
C 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2022214 | 10-18-22 0 2 4 8 - MERCED, CA DESIGN DEVELOPMENT BELLEVUE RANCH WEST VILLAGE 17C Front Elevations PLAN 3.1775 3.3 3C | Craftsman 3A | Americana
3B | Farmhouse
308
1'-0"
+STD. HEEL
8'-1" 8'-1"
8'-1" 8'-1" TOP OF TILE
±24'-7" N.G. 8" TYP.
7'-0"
2'-6"
7'-6"
6'-8"
8'-1" 8'-1"
8'-1" 8'-1"
7'-0" 6'-8"
8'-1" 8'-1"
8'-1" 8'-1"
1'-0"
+STD. HEEL LINE OF POWDER FLOOR 9'1" PLATE AT POWDER ONLY 7'-1014" 1'-234"
7'-0"
8'-1" 8'-1"
8'-1" 8'-1"
7'-0" 9" C 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2022214 | 10-18-22 0 2 4 8 - MERCED, CA DESIGN DEVELOPMENT BELLEVUE RANCH WEST VILLAGE 17C Building Elevations 3.4 Right Rear Left Front PLAN 3A | AMERICANA 309
1'-0"
+STD. HEEL
8'-1" 8'-1"
8'-1" 8'-1" TOP OF TILE
±24'-7" N.G.
7'-0" 7'-6"
6'-8"
9" 5'-0"
8'-1" 8'-1"
8'-1" 8'-1"
7'-0" 6'-8"
8'-1" 8'-1"
8'-1" 8'-1" LINE OF POWDER FLOOR 9'1" PLATE AT POWDER ONLY 7'-1014" 1'-234"
7'-0"
1'-0"
+STD. HEEL
8'-1" 8'-1"
8'-1" 8'-1"
7'-0" 9" C 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2022214 | 10-18-22 0 2 4 8 - MERCED, CA DESIGN DEVELOPMENT BELLEVUE RANCH WEST VILLAGE 17C Building Elevations 3.5 Right Rear Left Front PLAN 3B | FARMHOUSE 310
8'-1" 8'-1"
8'-1" 8'-1" TOP OF TILE
±24'-7" N.G.
7'-0"
4'-2" 2'-10"
7'-0"
8'-1" 8'-1"
8'-1" 8'-1"
7'-0" 6'-8"
8'-1" 8'-1"
8'-1" 8'-1" LINE OF POWDER FLOOR 9'1" PLATE AT POWDER ONLY 1'-234" 7'-1034"
2'-10" 4'-2"
7'-0"
8'-1" 8'-1"
8'-1" 8'-1"
2'-10"
7'-0"
7'-0"
4'-2"
C 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2022214 | 10-18-22 0 2 4 8 - MERCED, CA DESIGN DEVELOPMENT BELLEVUE RANCH WEST VILLAGE 17C Building Elevations 3.6 Right Rear Left Front PLAN 3C | CRAFTSMAN 311
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Visalia City CouncilSeptember 5, 2023

Visalia City Council
September 5, 2023