SPECIFIC PLAN
D.R. HORTON, INC.
PRATT FAMILY RANCH
JULY 2023
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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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
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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
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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
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Table 6-1 Plan Area Utility Provider .................................................................................................................................................... 51 Table 7-1 HOA or other maintenance District Responsibilities ..................................................................................................... 55
Draft Specific Plan Preface
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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 catt le 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 scho olchildren 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 oth er 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 i n
various civic or ganizations 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 Medium-
Density 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 Vi salia’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 ex pansion.
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 rout es 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 s ingle-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 topographical ly 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 irrigat ion/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 cost -
effective.
• 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 (Low -
Density Residential and Medium-Density Residential) in
conjunction wi th 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 Medium -
Density 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 de signations 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, high- density 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 single- family 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 ty pes, 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 desig nation. This Plan will limit the uses of single -family units that use Medium - Density 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. I f 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 M aster Plans, following Planning
Commission revie w 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 p roject
allowed to annex and develop while the City is s till
limiting development approvals to land within the Tier 1 or Tier 2 designation. A s 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 appro val, 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. T he
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 reg arding 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 as surance 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 Genera l Plan l and 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 Single-
Family 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 zonin g designation is the Quasi-Public zone district, which is envisioned to be used as park space. The Specific Plan intends for single- family 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, t he 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, t he developments are all
permitted uses that cater to a neighborhood
atmosphere with a mix of high and low concentration s
of dwelling units and still preserve the desirable
characteristics and amenities of a L ow-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 Speci fic 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, t he
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 L ow-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 L ow-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 w ith a relatively high
concentration of dwelling units and still preserve the
desirable characteristics and amenities of a L ow-
Density atmosphere (City of Visalia 2017).
3.5.3 - DEVELOPMENT STANDARDS
Standards such as s ite 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 sit e 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 co nformed to the
requirements set forth in that zone district.
However, the S ite 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 g round 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 pre vent traffic
congestion and shortage of curb spaces, off -
street 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 electric -
charged 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
phase will consist of the entitlements mentioned below.
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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 Subdiv ision 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 agenc y’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 pa rt 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 d epicted 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 Low -
Density 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 ar e 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
17.12 1 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 aim s 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 pro mote 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 Sin gle-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 A rea, 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 Low-
Density 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
the interior of the Plan Area will include stamped asphalt resulting in increased driver awareness and aesthetics.
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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 th e development of the Low -
Density Residential area within the Plan Area.
• Lot sizes between 4,000 and 4,999 square feet
will be included as a p ermitted 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 Medium -
Density 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 Medium -
Density Residential area.
• The proposed s ingle-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 m aterials, 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 overa ll 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 fr om
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 a nd 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 t enant 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 design s 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 developm ent 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 Figure s 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 roadwa ys should be
designed to provide a pedestrian pathway
between the arterial or collector to the multi-
family residential development. A p edestrian
pathway should always be required as part of
the block wall or fences abutting an arterial or
collector roadwa y when a transit stop is
located within one- quarter mile of the multi-
family 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, lightin g, 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 c obra 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 space d 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 sens itive 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 lot s (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 c obra
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.
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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. T he
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 pedestrian- oriented 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 comp atible
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 o f 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 th e 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 side-
by-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 gate d 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 Moone y 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 fee t; 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 resid ents
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 h ub 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 s ection, 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 p arking 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. C ommunal
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 as - needed basis.
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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 prov ide safe and efficient movement for
pedestrians. Pedestrian pathways will be delineated
with stamped asphalt at key intersections, greater -
width sidewalks, and landscaping , including shade
trees. The pedestrian path/trail proposed traverses
through the Pla n 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 desig n 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 r equired 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 a ppropriate 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 p ortion 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 w ould 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 third- largest 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 sou th 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 s upersede
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 p rojects 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 intersect ion 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 o f 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 P roject.
Implementation of the project requires the approval of
this Specific Plan and any subsequent submittals over
the life of the project’s buildout. This s ection 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 Map s, 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 m inor 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 modification s 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 Plan
3. • 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 wi thin 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 ap proved 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 l aw are
complied with. All pro posed 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 A mendment will constitute any
change to the Specific Plan, which is not a minor
amendment. The applicant shall submit an entitlement,
and t he Planning Commission shall hold a public
hearing for a m ajor 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 s tandards and the Subdivision
Map Act.
The buildout schedule for the Specific Plan A rea 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 Cit y 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 st reets 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 Medium - Density Residential area, the HOA will provide maintenance service and collect dues.
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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 gener al 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 dedica tions 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 m onetary 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 publi c 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 prio r 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 Draft Specific Plan Administration and Implementation
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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 th e 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 p ublic 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 imp osed 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 benefit s 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 th e 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 p repared along in conjunction with the Specific Plan. Previous environmental docume nts 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 pr oposed within the Specific Plan shall
have an abbreviated CEQA analysis if it is considered
consistent with the Specific Plan (State CEQA
Guidelines Section 15182).
Draft Specific Plan Administration and Implementation
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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 portio n 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 f eet (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 polic ies 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 financia l 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 Ci ty 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 Draft Specific Plan Administration and Implementation
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Storm Water Master Plan and S ewer 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 ins tallation of these trunk lines.