The WRF currently struggles with maintenance on their digesters due to the lack of redundancy for taking a digester offline. This design includes the construction of a lined sludge pond that can be utilized during the dewatering of a digester for cleaning and maintenance. The pond will be approximately 4 acres of surface area.
A summary of the project design elements are as follows:
• Design for the installation of two new sludge booster pumps needed to convey TWAS at 5% to the digesters.
• Design of a third dewatering screw press to match existing. This includes a new polymer tank, polymer pumps, electrical equipment, and conveyor modifications. • Design of a new sludge drying beds (approximately 4.5 acres total) • Design of a new lined sludge pond (approximately 4 acres) to allow for diverting/dewatering a digester for maintenance and approximately 1,400 linear feet of piping for dewatering.
SCOPE OF WORK
The following scope of work represents our understanding of the necessary design elements to design the new facilities as described above. These facilities include: TWAS pumping upgrades, new screw press, sludge drying bed, and digester cleaning sludge holding reservoir. The Design shall consist of CAD generated drawings and specifications covering general civil and site work improvements, structural, mechanical, electrical, instrumentation and controls. The Design shall include layouts and schematics drawn to scale, design criteria and notes showing the proposed design of all new and modified existing facilities.
TASK 1: PROJECT MANAGEMENT AND MEETINGS
Project Management will include supervision of the project team, making sure the project is adequately staffed, and communication with the City staff. This task also includes management of the project budget and schedules, preparation of a monthly progress report, and incorporating Carollo’s quality management oversight and quality control to document processing and deliverables.
Meetings will be hybrid meetings or remote meetings, where Carollo staff will call in remotely. Meetings will include:
1. Project Kick-off Meeting (1 meeting) (PIC, PM, and PE onsite, other staff virtual).
2. Design update meetings (4 meetings held remotely)
3. Design workshop (60% design level)
4. Design workshop (90% design level)
Deliverables:
Monthly progress reports, including budget and schedule updates. Meeting agendas and minutes. (All provided in PDF format).
TASK 2 - PREDESIGN
Task 2.01 – Confirm Design Elements
463
Mr. Nick Bartsch
City of Visalia
Public Works Department
December 8, 2023
This task includes analysis on existing TWAS Pump Station to determine if modifications can be made to the existing pumps or if a new PS is needed. This task will include using design data and findings from the Facility/Master Plan updates to design facilities for a new screw press, preliminary sizing, design criteria, and layouts for the new sludge drying beds, and new sludge holding pond with associated pipeline. This task includes a constructability and sequencing evaluation to confirm the required project components are included to construct the new TWAS pump station and screw press train while minimizing impacts to cost and the operation of the existing pump station.
Included in this task is a geotechnical investigation to determine updated structural requirements to meet the latest building code. Costs include coordination, investigation, and geotechnical report.
Task 2.02 - Prepare Basis of Design Report (DRAFT)
A Basis of Design Report (BODR) will be prepared to summarize the results of Task 2.01 – Confirm Design elements.
Task 2.03 - Basis of Design Workshop
A workshop to review the Basis of Design Report (DRAFT) will be chaired by CONSULTANT. The results of Task 2.01 – Confirm Design Elements will be presented and select responses to City comments reviewed. The ultimate goal of this meeting is to receive buyoff of the project components to include in final design.
Task 2.04 - Prepare Basis of Design Report (FINAL)
City comments to the Basis of Design Report (DRAFT) and input from the Basis of Design Workshop will be incorporated to prepare the Basis of Design Report (FINAL). Responses to comments will be prepared and submitted for acceptance.
Task 2 Assumptions:
• Project components to be included in final design will be finalized during the Basis of Design Workshop. Any changes in the items to be designed after this workshop will be considered additional scope and may result in budget increases.
• CONSULTANT will prepare the agenda and meeting minutes for the Basis of Design Workshop. • Comments to technical memoranda and the Basis of Design Report (DRAFT) will be tabulated when transmitted to CONSULTANT.
• Each deliverable will be internally reviewed prior to submitting to the City. • Geotechnical report will be required for use in the predesign and final design tasks. 2 borings assumed • City will furnish a topographic survey from recent dewatering installation. • City will furnish sludge pump data (including record drawings) to use for designing the new pump units.
Task 2 Deliverables:
• One (1) hard copy and one electronic pdf file of the Basis of Design Report (DRAFT) will be submitted. • One (1) hard copy and one electronic pdf file of the Basis of Design Report (FINAL) will be submitted. • Meeting minutes (electronic)
• Geotechnical Report
TASK 3 – FINAL DESIGN
Task 3.01 - Develop 60% Plans, Specifications, and Estimate (PS&E) Submittal Package With the approval of the Basis of Design, the development of a 60% PS&E document submittal package will be completed under this task. This task includes the development of an estimate of probable construction costs (AACE 464
Mr. Nick Bartsch
City of Visalia
Public Works Department
December 8, 2023
Class 2). Additionally, a BODR Review Comment log will be completed to log all of the City staff comments and responses from the CONSULTANT. One (1) copy of the plans, specifications, and estimate will be provided to the CIty for review. A submittal review workshop to discuss comments on the 60% PS&E submittal package will be conducted at the end of the City review period.
Task 3.02 - Develop 90% PS&E Submittal Package
Comments from the 60% review workshop will be incorporated into the 90% design deliverable. One (1) hard copy of the plans, specifications, and estimate will be provided to the City for review. A submittal review workshop to discuss comments on the 90% PS&E submittal package will be conducted at the end of the City review period.
Task 3.02 - Develop Bid Documents
Development of a Bid Document submittal package will be completed under this task. This task includes the development of an estimate of probable construction costs (AACE Class 2). Additionally, a 90% Design Review Comment log will be completed to log all City staff comments and responses from the CONSULTANT. One (1) copy of the plans, specifications, and estimate will be provided to the City for bidding.
Task 3 Assumptions:
• The design scope and associated fee estimate are based on the project elements identified under the PROJECT BACKGROUND section of this scope of work. Should the project elements be modified during the predesign tasks, then a modified scope of work and fee estimate will be prepared and submitted to City for review and approval prior to proceeding.
• Each deliverable will be internally reviewed with a Carollo QA/QC process prior to submitting to the City. • Assumes one city building/planning department review.
Task 3 Deliverables:
• 60% PS&E Submittal. (one (1) hard copy (11x17 drawings) and one (1) PDF electronic file) • 90% PS&E Submittal. (one (1) hard copy (11x17 drawings) and one (1) PDF electronic file) • Bid Document PS&E Submittal. (one (1) hard copy (22x34 drawings) and one (1) PDF electronic file) • 60% Comment Log with responses.
• 90% Comment Log with responses.
TASK 4 – BID PHASE SERVICES
Task 4.01 – Attend Pre-Bid Meeting
Under this task, Carollo will attend a pre-bid meeting to answer questions and discuss the overall project intent. The City will facilitate this meeting and issue meeting minutes.
Task 4.02 – Answer Bidder Questions/ Provide Addenda
This task includes providing assistance to the City during the bidding period. The scope of work includes responding to bidders’ questions, preparing addenda to the contract documents during the advertisement period, and providing ongoing consultation and interpretation of the construction documents.
Task 4 Deliverables:
• Addendum as required (three assumed).
Task 4 Assumptions:
465
Mr. Nick Bartsch
City of Visalia
Public Works Department
December 8, 2023
• Carollo will attend a single pre-bid meeting facilitated by the City. • Carollo will prepare up to three addenda.
OPTIONAL TASK 5 - ENGINEERING SERVICES DURING CONSTRUCTION (ESDC) Task 5.01 - Attend Pre-Construction Conference
Carollo will attend the pre-construction conference and answer questions as directed by the City. The City’s construction manager (CM) will prepare meeting minutes. Carollo will review meeting minutes.
Task 5.02 - Review Contractor’s Submittals
This task will include review and comment on the acceptability of contractor’s submittals for the City.
Carollo will review and respond to product and shop drawing submittals provided by the contractor and forwarded by the CM. Review comments will be returned to the CM for processing and distribution to the contractor and other parties. 100 submittals are budgeted.
Task 5.03 - Respond to Requests for Information (RFIs)
Carollo will respond to contractor’s RFIs. This scope also assumes the CM will consider and evaluate the validity of the RFIs, questions, and modification requests prior to forwarding them to Carollo. Per the RFP, 50 RFIs are budgeted.
Task 5.04 - Attend Construction Meetings and Site Visits Carollo will attend bi-weekly construction meetings (teleconference anticipated), conduct site visits (a total of ten site visits budgeted) to monitor construction progress, and remain available to expedite resolutions to project challenges.
Task 5.05 - Review Proposed Change Orders
Carollo will review changes in project scope and/or schedule, as requested by the CM. Carollo’s scope of work will include review of the contractor-furnished supporting information; discussions with contractor and CM in the field; and preparation of technical documents—including supplemental drawings, specifications, etc.—to assist the CM with the preparation of change orders.
Task 5.06 - Provide Record Drawings
The contractor is required to provide the City and CM with a final set of marked-up design drawings. After substantial completion, Carollo will review the final version of the contractor’s as-built drawings compiled by the CM. Carollo will then prepare a set of record drawings based on the contractor’s mark-ups in electronic format and deliver the electronic documents to the City. Record drawings will be prepared using Carollo’s standard record drawing format.
466
Mr. Nick Bartsch
City of Visalia
Public Works Department
December 8, 2023
Task 5 Assumptions:
• Budgeted up to 100 submittals
• Budgeted up to 40 RFI’s
• Budgeted up to 5 change order requests.
TIME OF PERFORMANCE
The completion of the design and bid support services will be performed within 12-months from the notice to proceed.
LEVEL OF EFFORT
The project design elements (Task 1 through Task 4) above will be completed for a lump sum fee of six hundred and eighty-three thousand, six hundred dollars ($683,600). Task 5- Engineering Services During Construction is estimated at two hundred and three thousand, six hundred dollars ($203,600) and will be negotiated prior to the award of bid.
We appreciate the opportunity to provide this scope and fee for this emergency project. Please reach out for any questions or negotiation on this proposal.
Sincerely,
CAROLLO ENGINEERS, INC.
Ryan Sellman, PE Reace Fisher, PE
Principal-in-Charge Project Manager
Attachments: Fee Proposal, Fee Schedule
467
CAROLLO ENGINEERS, INC.
FEE SCHEDULE
As of January 1, 2024
California
Hourly Rate
Engineers/Scientists
Assistant Professional $214.00
Professional 232.00
Project Professional 270.00
Lead Project Professional 312.00
Senior Professional 343.00
Technicians
Technicians 186.00
Support Staff
Document Processing / Clerical 149.00
Subconsultant cost + 10%
Other Direct Cost cost + 10%
Expert Witness Rate x 2.0
This fee schedule is subject to annual revisions due to labor adjustments. 468
Task Task Description
1.1 $37,200
$37,200
2.1 $66,400
2.2 $49,800
2.3 Basis of Design Workshop $11,200
2.4 $20,300
$147,700
3.1 $126,900
3.2 $227,800
3.3 $94,400
$449,100
4.1 $6,400
4.2 $23,100
4.3 $20,100
$49,600
Design Subtotal $683,600
5.1 $6,000
5.2 $78,300
5.3 $41,200
5.4 $18,500
5.5 $15,200
5.6 Provide Record Drawings $44,400
$203,600
Total Project Costs: $887,200
Notes:
2. Geotechnical investigation based on two borings. Team to confirm number of borings and associated costs.
3. Budget is based on a 12-month completion schedule.
1. Budget is based on an estimated level of effort based on our interpretation of the project requirements based on initial discussions with the Owner. The final scope can be negotiated with the Owner to meet their needs.
Respond to Requests for Information
Attend Construction Meetings and Site Visits
Review Proposed Change Orders
Task 5 Total Costs:
Task 4 Total Costs:
OPT Task 5: Engineering Services During Construction (To Be T&M) Attend Pre-Construction Conference
Review Contractors Submittals
Task 3 Total Costs:
Task 4: Bid Support Services
Attend Pre-bid Conference
Answer Bidder Questions
Bid Adenda (3)
Develop 60% PS&E Submittal Package
Develop 90% PS&E Submittal Package
Develop Bid Documents
Task 2 Total Costs:
Task 3: Final Design
Confirm Desing Flows and Finalize Project Elements
Prepare Basis of Design (Draft)
Prepare Final Basis of Design
Task 1 Total Costs:
Task 2: Predesign
Project Management and Meetings
Task 1: Project Management and Meetings
FEE
WATER RECLAMATION FACILITY - SOLIDS HANDLING IMPROVEMENTS PROJECT
CITY OF VISALIA
December 7, 2023
Total Cost (1,2)
469
Visalia City Council
Staff Report
Visalia City Council
707 W. Acequia
Visalia, CA 93291
File #: 23-0490 Agenda Date: 12/18/2023 Agenda #: 14.
Agenda Item Wording:
Goshen Community Services District - Request for Additional Sewer Discharge Capacity - Approve a request from the Goshen Community Services District (GCSD) to increase sewer discharge capacity that is permitted under the June 5, 1995 Wastewater Service Agreement between the City and the GCSD.
Deadline for Action: 12/18/2023
Submitting Department: Public Works
Contact Name and Phone Number: Nick Bartsch, Public Works Director, [email protected] <mailto:[email protected]>, 713-4052
Department Recommendation:
Staff recommends that Council approve a request from the Goshen Community Services District (GCSD) to increase sewer discharge capacity that is permitted under the June 5, 1995 Wastewater Service Agreement between the City and the GCSD.
Background Discussion:
The City of Visalia entered into an agreement with the Goshen Community Services District (GCSD) in 1995, which established that the City would accept and treat wastewater discharge from the Community of Goshen. The agreement created maximum limits (both daily and monthly average) of not only flow discharged, but also of specific components that comprise that flow - Biochemical Oxygen Demand (BOD) and Total Suspended Solids (TSS). The terms of the agreement also clearly state that the City has no authority by which to allocate the GCSD’s purchased capacity, but rather places this responsibility purely on the GCSD. This agreement has been amended numerous times to ultimately increase the quantities of each of the discharge factors. In 2007, the most recent amendment (No. 5) was processed.
Currently, the GCSD is utilizing an average of 90% of its contracted flow capacity and around 60% of its BOD and TSS capacities. However, on several occasions, the GCSD has exceeded its maximum daily discharge limits for both BOD and TSS, resulting in assessed monetary penalties on their monthly bills.
With ongoing and proposed development occurring throughout and surrounding Goshen, in April of 2023, the GCSD formally requested Amendment No. 6 to the Wastewater Treatment Agreement with the City of Visalia. This request reflected a 50% increase in all parameters over the most recent amended quantities, and roughly double the original contract quantities. At that time, the City had already enlisted the assistance of an engineering consultant to perform a facility condition and operational assessment of the WRF, as well as an update to its Facility Master Plan. This assessment was intended to determine current available capacities (flow and wastewater strength), Visalia City Council Page 1 of 3 Printed on 4/26/2024
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File #: 23-0490 Agenda Date: 12/18/2023 Agenda #: 14.
address near-term improvements (if needed) to operate more efficiently, and ultimately identify what additional improvements could be required to accommodate additional sewer discharge from the City, while factoring in the effects of new building code updates and water conservation efforts.
Additionally, that assessment would also dovetail into an update of the City’s current 2008 WRF Facility Master Plan to show long-term improvements needed to accommodate the development, and ultimate build-out, of the City’s sphere of influence. The facility assessment and near-term analysis was expected to take approximately 6-8 months to complete. Therefore, at that time, the City denied GCSD’s request, reiterating that it was not in a position where it could commit any additional capacity beyond those contracted limits until the assessment had been completed and the proposed impacts had been fully evaluated.
Since then, Carollo has completed the condition assessment and facility plan. While the report has not yet been finalized, Carollo has concluded that in conjunction with the planned near-term improvement projects, the City has the ability to accommodate the GCSD’s requested contract capacity increases identified under the proposed Amendment No. 6.
With the approval of the request, and upon payment of the calculated Treatment Connection Charge of $839,401, the amended contracted discharge quantities shall be:
Fiscal Impact:
Visalia City Council Page 2 of 3 Printed on 4/26/2024
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File #: 23-0490 Agenda Date: 12/18/2023 Agenda #: 14.
Based on the additional requested quantity of flow and associated constituents (BOD’s and TSS), the calculated Treatment Connection Charge to be assessed to GCSD is $839,401. Upon payment of this fee, the current contractual capacities will be increased by the requested amounts.
Prior Council Action:
June 5, 1995 - Approval of the Wastewater Service Agreement between the City of Visalia and the Goshen Community Services District.
April 23, 1996 - Approval of Amendment No. 1 to the Wastewater Service Agreement June 30, 2003 - Approval of Amendment No. 2 to the Wastewater Service Agreement April 2005 - Acceptance of Amendment No. 3 to the Wastewater Service Agreement June 2006 - Acceptance of Amendment No. 4 to the Wastewater Service Agreement April 2007 - Acceptance of Amendment No. 5 to the Wastewater Service Agreement April 3, 2023 - Authorize the City Manager to award a contract to Carollo of Fresno, CA for the Condition Assessment, Facility Plan, and Master Plan Update at the City's Water Reclamation Facility.
Other: None
Alternatives: Deny the request by the Goshen Community Service District for the specified additional sewer discharge capacity.
Recommended Motion (and Alternative Motions if expected):
I move to approve a request from the Goshen Community Services District (GCSD) to increase sewer discharge capacity that is permitted under the June 5, 1995 Wastewater Service Agreement between the City and the GCSD.
Environmental Assessment Status: N/A
CEQA Review: N/A
Attachments:
Goshen CSD - Service Agreement
Goshen CSD - Service Agreement- Proposed Amendment 6
Goshen CSD - Response to Proposed Amendment for Additional Wastewater Capacity - 5-16-23 Visalia City Council Page 3 of 3 Printed on 4/26/2024
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491
492
493
494
Goshen Community Services District May 16, 2023
c/o Manuel Fleming
6678 Avenue 308
Visalia, CA 93291
Re: Proposed Amendment for Additional Capacity
Dear Mr. Fleming:
I am in receipt of your letter of April 27, 2023, enclosing a proposed Amendment No. 6 to the agreement between the City of Visalia and the Goshen Community Services District. The City is not in a position to accept your proposed Amendment No. 6 because the City has determined that there is no capacity available to accept additional wastewater discharge from Goshen CSD.
As we have previously relayed to the District staff, the City is in the process of completing a comprehensive capacity study, which we anticipate will confirm current in-house data that shows various capacity parameters, such as Biological Oxygen Demand (BOD) and Total Suspended Solids (TSS) capacities, are already near or at current state mandated reserve thresholds, especially when accounting for capacity committed to City approved and planned development. The City anticipates that more details regarding the capacity constraints, as well as specific projects to address them, will be available within six months. Until the study is complete, and plans for addressing the current constraints are arrived at, the City will not be in a position to accept any increase in contracted capacities.
It should be noted that the requested increases in capacities for the District represent between a 48% increase (BOD) and a 56% increase compared to current accepted quantities. The City had no prior reason to believe such large increases would be requested. It should also be noted that the Agreement specifically obligates the District to “make a good faith effort to notify the City of any potential increases in wastewater flow, biochemical oxygen demand, suspended solids and other potential pollutant levels, indicated by any commercial and/or industrial development inquiries, that would significantly affect the quantity and/or quality of the District's discharge to the City system as soon as such potential impacts are made known to the District.” This does not appear to have occurred in this case. We encourage you to make this a regular practice so we can assist you in serving your customers.
The City has invited District staff to be involved in the City capacity study. The City continues to encourage the District to do so.
Sincerely,
Nick Bartsch
Public Works Director
City of Visalia
CC: Leslie Caviglia, City Manager
Paul Bernal, Community Development Director
Public Works Department
336 N Ben Maddox Way
Visalia, CA 93292
Tel: (559) 713-4428
Fax: (559) 713-4818
495
Visalia City Council
Staff Report
Visalia City Council
707 W. Acequia
Visalia, CA 93291
File #: 23-0499 Agenda Date: 12/18/2023 Agenda #: 15.
Agenda Item Wording:
Appropriate up to $50,000 for the Public Opinion Survey - Authorize the City Manager to award a contract to Fairbank, Maslin, Maullin, Metz & Associates to conduct a statistically valid survey of Visalia City residents for up to $50,000 and to appropriate the same amount from the General Fund for this survey.
Deadline for Action: 12/18/2023
Submitting Department: Administration
Contact Name and Phone Number: Jason Serpa, Public Works Manager, 713-4533, Leslie B.
Caviglia, City Manager, 713-4332
Department Recommendation:
It is recommended that the Visalia City Council enter into a contract with Fairbank, Maslin, Maullin, Metz & Associates (FM3) for up to $50,000 to conduct a statistically valid survey as noted in the attached proposal, and to appropriate up to $50,000 from the General Fund.
Council previously indicated an interest in having a professional firm conduct a survey. While the Citizens Advisory Committee has done an admirable job for decades, the complexity of the issues facing a City the size of Visalia warrants a fresh approach to the questions being asked and a more strategic approach to conducting a survey that will be more representative of the entire community.
Without sophisticated tools, data and resources, it is difficult to target and reach the appropriate households that will result in a survey that more closely reflects the demographics of the community.
FM3 has a proven track record with the City, assisting in the Measure N “Yes” vote estimates in 2015 and on other occasions in the past. FM3 has also been awarded a recent City contract for assisting in the potential cannabis sales tax measure for the 2024 general election.
Background Discussion:
The Citizens Advisory Committee, and City staff, previously recommended to the Visalia City Council that the City conduct a professional, statistically valid public opinion survey in the community. With the approach of the 2024-2026 budget considerations, it is believed that further information from the community would be valuable to the Council as it determines how to appropriate money for the coming two-year budget cycle. In light of the current back log in the Purchasing Division due to the number of State and Federal grants and American Rescue Plan Act (ARPA) projects that are currently being processed, the City Manager is recommending that a survey firm that has familiarity with the local demographics, and has worked with the City of Visalia, County of Tulare and several Visalia City Council Page 1 of 3 Printed on 4/26/2024
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File #: 23-0499 Agenda Date: 12/18/2023 Agenda #: 15.
other jurisdictions in the County, be awarded a contract for this work to be conducted in early 2024.
Per the proposal attached, the survey would include:
*A 15-20 minute addressed-based Resident Satisfaction Survey *Target 500 City of Visalia adult residents
*Be available in English and Spanish both online and by telephone *Result in a margin of sampling error of +/-4.4 percentage points for the overall survey * Utilize email, text, and (optional) postcard invitations (staff is recommending utilizing the optional postcard contact as explained below)
To develop the survey, FM3 will work closely with City Staff regarding the development of the survey based on historical results and the firm’s experience with other municipalities. A draft survey will also be provided to the Citizens Advisory Committee for feedback, and provided to the Council for comment. As per the proposal, the firm anticipates that “that the final survey may assess the perceived quality of life in the City, the job being done by City government and key departments, the importance of and satisfaction with City services and programs, the most serious issues facing the City (including views on public safety, the local economy, homelessness, housing, social and racial equity and inclusion, and other issues), residents’ priorities for the future, and if they feel their voice is being heard.”
To reach the specific household targeted for this survey, FM3 will develop email, text, and postcard invitations that will be tied to a specific address so that only one respondent per address can participate. (Email and text invitations will contain a unique link and postcard invitations will include a generic short link and a unique code.) The cost of including a postcard as part of this project is approximately an additional $2,300. Staff is recommending the postcard to ensure maximum outreach and participation of those randomly selected.
Upon completion of the survey, FM3 will compile a comprehensive set of cross-tabulated results. The cross-tabulated results will include a table for each question or demographic variable in the survey, with a series of up to 180 columns indicating how various subgroups of residents responded to that question. The cross-tabulated results will make it possible to detect how responses differ, if at all, among various subsets of the sample. Answers can be compared by many categories including gender; age, income, ethnicity/race, homeownership, household configuration, different areas of the city and other applicable subgroups.
FM3 will provide the data and summaries in written form including a complete set of cross-tabulated results, verbatim responses to any open-ended questions, a PowerPoint presentation report that includes an analysis of survey results, including a detailed report of topline and demographic results, key survey findings, conclusions and actionable recommendations.
Fiscal Impact:
This item would appropriate up to $50,000 from the General Fund for this project.
Prior Council Action: Council previously indicated an interest in having a professional, statistically Visalia City Council Page 2 of 3 Printed on 4/26/2024
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File #: 23-0499 Agenda Date: 12/18/2023 Agenda #: 15.
valid survey conducted.
Other: N/A
Alternatives: Option #1- To not conduct a 2024 survey Option #2 - To ask the Citizens Advisory Committee to conduct the 2024 survey Option #3 - To go through a formal process to select a survey firm.
Recommended Motion (and Alternative Motions if expected):
I move to award the 2024 survey contract to FM3 and appropriate up to $50,000 from the General Fund.
Environmental Assessment Status: N/A
CEQA Review: N/A
Attachments: Proposal from FM3
Visalia City Council Page 3 of 3 Printed on 4/26/2024
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12100 Wilshire Boulevard, Suite 350 | Los Angeles, CA 90025 Phone: (310) 828-1183 | Fax: (310) 453-6562
1999 Harrison St., Suite 2020 | Oakland, CA 94612
Phone: (510) 451-9521 | Fax: (510) 451-0384
TO Leslie Caviglia, City Manger
City of Visalia
FROM Richard Bernard & Adam Sonenshein
FM3 Research
RE: City of Visalia Resident Satisfaction 2023 Survey Proposal DATE July 25, 2023
Fairbank, Maslin, Maullin, Metz & Associates (FM3) is pleased to submit this scope and cost proposal to conduct a 15- to 20-minute address-based Resident Satisfaction Survey among a random sample of 500 City of Visalia adult residents. This survey will be available in English and Spanish both online and by telephone. FM3 has had the privilege to conduct research on behalf of the City of Visalia on four separate occasions from 2003 to 2015.
Evidence of FM3’s ability to accurately measure the sentiments of your residents was last demonstrated over the November 2016 election cycle, where the results of your successful sales tax measure matched the anticipated yes vote in our 2015 survey, within the margin of error. Given our firm’s successful past work with the City of Visalia, we believe we are well suited to conduct the proposed Resident Satisfaction Survey.
The remainder of this proposal provides FM3’s Work Plan and Methodology (including three phases: Research Design; Data Collection; and Data Analysis and Reporting); Approximate Project Timeline and Cost for the Proposed Research.
1 TECHNICAL APPROACH AND WORK PLAN/METHODOLOGY
1.1 Research Approach: Methodology and Work Plan
Although the final methodology, sample size, and length of the Resident Satisfaction Survey will be decided in consultation with the City, FM3 recommends conducting a 15- to 20-minute survey among 500 City of Visalia adult residents. This sample size will result in a margin of sampling error of +/- 4.4 percentage points (the margin of sampling error for subgroups within the City’s population will be higher).
FM3 recommends an address-based, dual-mode (online and telephone) methodology to provide the most inclusive opportunity to participate in the survey. An address-based methodology enables us to collect opinions from a sample of residents reflecting the demographic characteristics of your community's population and their geographic distribution. Furthermore, by employing at least three different contact methods (telephone calls, emails, and text messages) and two different data collection modes (telephone and online interviews), this 499
approach provides a wide range of ways for residents to participate in the survey. We also provide the option for sending postcards as a fourth contact method, as it helps to ensure that potential survey respondents whose telephone numbers or email addresses are not available via public or consumer records (or who are unwilling to respond to a phone call or email) can be included in the survey's sample. In all, an address-based methodology provides for a more inclusive and representative sample by best allowing all residents to have a chance to be selected.
Our survey methodology will provide a representative sample with results that can be generalized to the larger population of adult residents. If desired, once the FM3 survey is completed, we will provide the City with a link to the survey instrument that the City can provide on its website, other social media, or in person for those residents who may not have been selected but want to participate. This allows more residents to share their opinions and voice while preserving a statistically valid survey separately.
1.1.1 Phase 1 - Research Design
1.1.1.1 Sample Preparation
FM3 will construct a sample by randomly selecting stratified clusters of addresses from a list of all residential addresses in the City of Visalia. FM3 will then match the addresses in the sample against public and commercial databases to acquire residents’ contact information. In the end, each address in the sample will have at least a mailing address, but also potentially telephone numbers and/or email addresses for residents living at the address.
FM3 will then analyze the sample and select which contact method to use for each address.
While FM3 is acquiring and preparing the sample, we will also establish demographic and geographic quotas of your residents ages 18+ using data provided by the U.S. Census Bureau. FM3 will use those quotas as necessary during the data collection phase—and after the interviews are completed—to ensure the final sample reflects your community’s overall adult population.
1.1.1.2 Questionnaire Design
In designing the research for this project, FM3 will draw from its knowledge of public opinion survey methodology; our comprehensive review of the City of Visalia’s past survey research (including tracking past questions when appropriate); the City’s current and future objectives and needs; and our own vast library of research for other municipalities. The process will begin with an initial kickoff meeting (via conference call) between the FM3 team and City staff members assigned to this project, during which we will hold a comprehensive discussion of the topics the City would like to address, including any major issues or challenges that should be explored in the survey. FM3 will then present a first draft of the questionnaire to the City for review and comment. After collecting feedback on the first draft, we will revise and refine the survey.
We foresee proceeding through several drafts, incorporating feedback from City staff before each revision, to develop a research instrument that will obtain all the information desired. Before interviewing commences, FM3 will secure approval from the appropriate City representative on the final version of the questionnaire. Once the questionnaire is approved, both the online and telephone version will be translated into Spanish.
Though the final survey questionnaire will be developed with extensive input and collaboration from the City’s team, FM3 anticipates that the final survey may assess the perceived quality of life in the City, the job being done by City government and key departments, the importance of and satisfaction with City services and programs, the most serious issues facing the City (including views on public safety, the local economy, homelessness, housing, 500
social and racial equity and inclusion, and other issues), residents’ priorities for the future, and if they feel their voice is being heard.
1.1.1.3 Contact Method Preparation
Because subsets of the sample will be invited to take the survey online, FM3 will create initial drafts of email, text, and (optional) postcard invitations for your review. Email, text, and postcard invitations will be tied to a specific address so that only one respondent per address can participate. (Email and text invitations will contain a unique link and postcard invitations will include a generic short link and a unique code.) Additionally, to elevate comfort levels in taking the survey, we recommend the invitations include your City seal or logo, with a note explaining you have hired an independent public opinion research firm to conduct a survey about local issues that are relevant to your residents, and electronically “signed” by a senior City official.
Please note that FM3’s use of text messages to distribute survey invitations has been vetted by independent legal counsel and determined to be in compliance with all applicable state and federal laws and regulations, including the U.S. Telephone Consumer Protection Act (known as the TCPA).
Telephone interviewers will also be prepped and thoroughly trained in the survey questionnaire's structure and design as well as in any unique or unfamiliar pronunciations.
1.1.2 Phase 2 - Data Collection
1.1.2.1 Interviewing (online and telephone)
Based upon the final sample specifications, FM3 will set a target number of interviews to be completed online.
Next, we will estimate an email invitation response rate based upon your community's demographics and send out invitation emails to a random selection of email addresses. If the option to use postcards is selected, FM3 will design, print, and mail postcard invitations to a subset of addresses in the sample without telephone numbers or email addresses. Depending upon response rates, we may also send out reminder emails to recipients who have not yet taken the survey or new email invitations to additional addresses in the sample. FM3 will send out a number of text message invitations to help reach the overall target of online completes and complement the email and postcard methods.
Within a week of the initial distribution of email, text message, and (again, optional) postcard invitations, FM3 will compare the demographic and geographic characteristics of the online completes against our Census-derived quotas and begin conducting telephone interviews to balance out the sample and target underrepresented subgroups. (In many communities, those who opt to take a survey online tend to be younger and/or more affluent than the broader population, and typically have higher levels of education.) The telephone interviews are completed—and the online survey closed—when both the overall target number of interviews is reached, and the demographic and geographic quotas have been sufficiently filled. This means that sometimes more interviews than planned are completed in order to meet specific population quotas – at no extra cost to the City.
Throughout the data collection phase, researchers and statistical analysts assigned to your project will review responses daily to ensure data and sample integrity.
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1.1.3 Phase 3 - Data Analysis and Reporting
1.1.3.1 Data Analysis
One to two days after interviewing has been completed, the topline survey results will be generated and FM3's initial analysis will begin. These results will show the overall percentage of respondents who chose each answer option for all survey questions.
Within two to three days, FM3 will complete a comprehensive set of cross-tabulated results. The cross-tabulated results include a table for each question or demographic variable in the survey, with a series of up to 180 columns indicating how various subgroups of residents responded to that question. The cross-tabulated results will make it possible to detect how responses differ, if at all, among various subsets of the sample. For example, it will be possible to compare answers provided by men and women; residents of various age categories and income levels; responses based on ethnicity/race, homeowners and renters, parents and non-parents, residents living in different areas of the city; and many more subgroups.
1.1.3.2 Reporting and Deliverables
FM3 will review the preliminary survey results and data with City staff and generate a detailed PowerPoint report of the survey results. The report will include a description of the methodology, executive summary, and detailed findings, and will be written to be understandable to a public audience without a background in survey research.
The report will make comparisons to any relevant research, including past Visalia surveys (if the methodology is sufficiently comparable), and will provide clear, actionable recommendations regarding how to use survey results to achieve your objectives – where appropriate. The PowerPoint report will first be presented in a draft format to City staff and then refined based on your feedback before submitting the final report for your review.
FM3 will also present the results to City staff, City Council and other key stakeholders requested at your convenience. Presentations can occur online and/or in person. Additionally, FM3 is happy to provide additional data analysis and develop summary memos or more-focused presentations or reports to clarify survey results after the initial presentation or to meet other City needs.
Upon the conclusion of the Resident Satisfaction Survey project, the City will have received from FM3 each of the documents listed below. All documents can be provided in hard copy or electronic form (or both), depending on the City’s preference.
✓ Final survey questionnaire(s)
✓ Topline results (the survey questionnaire(s) filled in with the percentages having chosen each response) ✓ A complete set of cross-tabulated results in an easy-to-read, comprehensive format (responses to every survey question, broken down by demographic, geographic and attitudinal subgroups of the electorate) ✓ Verbatim responses to any open-ended questions (if applicable) ✓ PowerPoint presentation report (an analysis of survey results, including a detailed report of topline and demographic results, key survey findings, conclusions, and actionable recommendations) ✓ Online and/or in-person presentation of results to City staff (preliminary and final), elected officials, and other stakeholders
✓ Raw data from the survey in electronic form
Finally, after FM3’s deliverables have been completed, we will remain available to answer follow-up questions and present results to additional stakeholders. We view the responses to the survey as an ongoing data resource; if needed, FM3 can conduct further analysis to provide answers to any follow-up questions that may arise. 502
2 PROJECT TIMELINE
FM3 is prepared to begin work immediately and would approach each survey in three distinct phases: research design, data collection, and data analysis and reporting. Below is a potential timeline for the Resident Satisfaction Survey with an address-based sample, with other surveys following a similar timeline. The entire process would take six to nine weeks from kick-off (voter-listed survey research can generally be conducted in less time), although we would be happy to extend or compress the timeline to best meet your needs. At the conclusion of Phase 3, FM3 would remain available for ongoing consultation and any further analysis and presentation of the research as needed.
Phase 1: RESEARCH DESIGN (2-4 weeks)
• Kick-off meeting/confirmation of research specifications • Review necessary background materials
• Draft, refine, and finalize survey questionnaire
• Draft, refine, and finalize invitation email, text message & (optional) postcard • Finalize sample parameters and order/prep sample
• Translate survey questionnaire into Spanish
• Program and test survey questionnaires
• Prep, print and mail postcard invitations
Phase 2: DATA COLLECTION (2 weeks)
• Send email/text invitations and email/text reminders (as necessary) • Analyze demographics of online survey respondents
• Initiate and conduct telephone interviews
• Continually review responses and sample quotas
• Begin development of cross-tabulated report structure Phase 3: DATA ANALYSIS & REPORTING (2-3 weeks)
• Generate topline survey results and cross-tabulated results • Conduct statistical analysis
• Draft and refine PowerPoint presentation report with City staff feedback • Present findings
3 COST FOR THE PROPOSED RESEARCH
FM3 does not bill using hourly rates but rather by project, utilizing costs that are informed by the specifications of the research being conducted. For example, our costs for survey research are informed by factors that include the number of interviews completed, the average interview length, the interviewing methodology used (dual-mode, telephone, online, intercept, etc.), the type of sample being utilized (such as likely voters, all registered voters, all adult residents, etc.), and the language(s) in which interviews are conducted. We provide all-inclusive costs indicated in Table 1 below.
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Table 1 below contains four flat-rate, not-to-exceed options for your consideration. These prices are comprehensive and include all costs for questionnaire design; sample acquisition and preparation; Spanish translation; programming; email and text message invitations; online survey hosting (English and Spanish); telephone interviewing (English and Spanish); data entry and analysis; and reporting and presentations. The price does not include travel and will be billed at cost if incurred.
Table 1: Estimated Survey Costs for Sample of 500
Survey Length No Postcard With Postcard
15-Minutes $40,550 $42,800
20-Minutes $44,500 $46,750
Of course, any number of alternative survey structures are possible, which may result in higher or lower costs.
FM3 is committed to working with the City of Visalia to tailor the research plan to fit your budget and meet your research needs.
We would welcome the opportunity to work with you on this research, and if you have any questions or if there is any further information we can provide, please do not hesitate to contact us. Thank you for your consideration and you may reach us as follows:
Richard Bernard, Ph.D., Partner
Fairbank, Maslin, Maullin, Metz & Associates (FM3)
12100 Wilshire Boulevard, Suite 350
Los Angeles, CA 90025
(310) 428-1809 (cell)
[email protected]
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Visalia City Council
Staff Report
Visalia City Council
707 W. Acequia
Visalia, CA 93291
File #: 23-0501 Agenda Date: 12/18/2023 Agenda #: 16.
Agenda Item Wording:
Assistant City Manager Appointment - Request by City Manager for Council confirmation of the appointment of John Lollis to be the Assistant City Manager for the City of Visalia at a salary of $204,000.
Deadline for Action: 12/18/2023
Submitting Department: Administration
Contact Name and Phone Number: Leslie B. Caviglia, City Manager, 713-4332 Department Recommendation: It is recommended that the Visalia City Council approve the appointment of John Lollis to serve as the Assistant City Manager. In this role, he will provide general leadership and assistance within the organization, and also initially have the division assignments of Transit, Airport and Convention Center. The starting salary would be $204,000, which is within the approved range, and he would also receive the other benefits associated with a City of Visalia Department Head.
Background Discussion:
With the recent department of Nick Mascia, the former Assistant City Manager, the City Manager assessed options for filling this key position. While a recruitment is often undertaken to fill such a position, in this case, the City Manager is requesting confirmation of a direct appointment based on Lollis’ broad based experience in local government, the known success he has had serving the City of Porterville, and his local connections and knowledge of local government operations with Tulare County and the State of California.
Lollis has been the City Manager in Porterville for 15 years and has been with the City for 18 years serving as Administrative Services Manager and Deputy City Manager prior to becoming City Manager. Before joining the City, he was with the Burton School District for 12 years, 5 of which were as the Administrative Services Director. Not only does he bring a solid background in general government, but also a deep understanding of human resources and finance. He has worked with a number of the organizations that the City of Visalia works closely with including the Federal Aviation Administration, County of Tulare, Tulare County Association of Governments, the Tulare County Regional Transit Agency, the State and County OES, and the Measure R processes and procedures.
The City Charter calls for all Department Head appointments to be confirmed by the City Council; therefore, the City Manager is presenting, for Council’s confirmation, the appointment of John Lollis to be the Assistant City Manager with a salary of $204,000 plus the benefits associated with a Department Head in the organization.
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File #: 23-0501 Agenda Date: 12/18/2023 Agenda #: 16.
Fiscal Impact:
N/A - The salary and benefits are within the current budget.
Prior Council Action: N/A
Other: N/A
Alternatives: To not approve the direct appointment and ask the City Manager to conduct a recruitment for the position.
Recommended Motion (and Alternative Motions if expected):
I move to approve the appointment of John Lollis to be the Assistant City Manager at the salary of $204,000.
Environmental Assessment Status: N/A
CEQA Review: N/A
Attachments: Lollis Resume
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John D. Lollis
445 Colby Place City of Porterville
Porterville, California 93257 291 N. Main Street
(559)333-0370 Porterville, California 93257
(559)782-7431
[email protected]
INTRODUCTION
As an enthusiastic and passionate individual dedicated to public service and community, I possess nearly thirty (30) years of professional experience in business administration and management, with particular focuses in budget development, economic development, finance, human resources and risk management.
PROFESSIONAL EXPERIENCE
City Manager
City of Porterville, California
January 2009 – Present
At the direction of the City Council, provide executive administration of a full-service city with 325 full-time employees and 250 part-time employees in eight departments (Administrative Services, Community Development, Engineering & Project Management, Finance, Fire, Parks & Leisure Services, Police and Public Works) providing service to an official city population of over 62,000 and serving approximately 70,000 residents of the greater Porterville area. As the senior City Manager in Tulare County, regularly represent the eight cities of Tulare County in regional, state and federal advocacy efforts.
Deputy City Manager
City of Porterville, California
January 2007 – December 2008
At the direction of the City Manager, provided administrative oversight, including serving as the City’s Lead Negotiator in the meet and confer process with its six recognized employee associations, and Acting City Manager as assigned.
Administrative Services Manager
City of Porterville, California
May 2006 – December 2006
Provided administration with responsibilities for the City Clerk’s Office, finance, human resources, Porterville Municipal Airport, and risk management. 507
Director of Personnel
Burton School District (Porterville, California)
July 2001 – April 2006
At the direction of the Superintendent, provided administration with responsibilities for budget development and human resources.
Administrative Assistant/Personnel
Burton School District (Porterville, California)
May 1994 – June 2001
At the direction of the Assistant Superintendent, provided administration with responsibilities for budget development, human resources and payroll.
EDUCATION
Bachelor of Arts, Economics and Business (Cum Laude)
Westmont College (Santa Barbara, California); 1994
Associate of Arts, Economics (Graduate with Honors)
Bakersfield College (Bakersfield, California); 1992
PROFESSIONAL RECOGNITIONS AND SERVICES
Chair: Tulare County Local Government Executive Association (2014 – Present) San Joaquin Valley “40 Under 40 Rising Star” (2009)
Tulare County School Administrator of the Year: Human Resources (2001)
COMMUNITY SERVICE
Porterville Breakfast Rotary Club (1999 – Present)
- Club “Rotarian of the Year” (2002-2003)
- Club President (2004-2005; 2023-2024)
- Rotary International District 5230 “Club President of the Year” (2005) - Rotary International District 5230 “Rotary Club of the Year” (2005) Porterville Civic Development Foundation: Board of Directors (2009 – Present) Porterville Unified School District Pathways Initiative Committee (2009 – Present) Central California Family Crisis Center, Inc: Board of Directors (2007 – 2023) Leadership Porterville: Board of Directors/Treasurer (2017 – 2023) 508
Visalia City Council
Staff Report
Visalia City Council
707 W. Acequia
Visalia, CA 93291
File #: 23-0461 Agenda Date: 12/18/2023 Agenda #: 1.
Agenda Item Wording:
Belissa Subdivision Annexation - Public hearing and consideration of the following actions:
1. Adopt Initial Study / Mitigated Negative Declaration No. 2022-39 for Annexation No. 2022-02, Belissa Tentative Subdivision Map No. 5587, Conditional Use Permit No. 2022-05, and Conditional Use Permit No. 2023-22 (Resolution No. 2023-62 required); and
2. Initiation of Proceedings for Annexation No. 2022-02, a request by 4Creeks, Inc. to annex two parcels totaling approximately 59.84 acres into the City Limits of Visalia, located at the northwest corner of North Demaree Street and West Pratt Avenue within the jurisdiction of the County of Tulare (APN: 077-050-018, 019) (Resolution No. 2023-63 required); and
3. Authorize the detachment from County Service Area No. 1 in accordance with State and County requirements; and
4. Authorize the City Manager to sign and enter into a Pre-Annexation Agreement.
Deadline for Action: 12/18/2023
Submitting Department: Community Development
Contact Name and Phone Number:
Cristobal Carrillo, Associate Planner, 559-713-4443, [email protected] <mailto:[email protected]>
Paul Bernal, Community Development Director, 559-713-4025, [email protected] <mailto:[email protected]>
Department Recommendation:
Staff recommends that the City Council initiate annexation proceedings for the subject parcel by taking the following actions:
1. Certify Initial Study / Mitigated Negative Declaration No. 2022-39 for Annexation No. 2022-02, Belissa Tentative Subdivision Map No. 5587, Conditional Use Permit No. 2022-05, and Conditional Use Permit No. 2023-22 (Resolution No. 2023-62); and
2. Initiate proceedings on Annexation No. 2022-02 with the Tulare County Local Agency Formation Commission (LAFCO) (Resolution No. 2023-63); and
3. Authorize the detachment of the property from County Service Area No. 1 in accordance with State and County requirements; and
4. Authorize the City Manager to enter into a Pre-Annexation Agreement between the City of Visalia and property owners.
If approved by the City Council, staff will file the Annexation application with LAFCO.
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File #: 23-0461 Agenda Date: 12/18/2023 Agenda #: 1.
Summary:
Annexation No. 2022-02 is recommended by Planning Commission and staff to be submitted to LAFCO based on the finding wherein the project is consistent with General Plan Policy LU-P-21 that allows and directs development to occur in the City’s Tier II Urban Development Boundary (UDB).
The annexation is a request to annex a 59.84-acre parcel of land containing General Plan land use designations of Residential Low Density, Residential Medium Density, Residential High Density, and Commercial Neighborhood, all to facilitate development of the Belissa Tentative Subdivision Map and a 168-unit multifamily residential development. The project was conditionally approved by the Planning Commission on November 13, 2023 (see Exhibits “F” and “G”). Upon annexation, the project site will be zoned R-1-5 (Single Family Residential, 5,000 sq. ft. minimum), R-M-2 (MultiFamily Residential, 3,000 sq. ft minimum site area per dwelling), R-M-3 (Multi-Family Residential, 1,200 sq. ft. minimum site area per dwelling), and C-N (Commercial Neighborhood), consistent with the applicable land use designations for the site. The annexation and accompanying development request was submitted by residential developer WCP Developers, LLC (i.e. Wathen Castanos).
The Belissa Tentative Subdivision Map will subdivide the 59.84-acre parcel into a 309-lot singlefamily residential subdivision, with a 7.6-acre lot for a 168-unit multi-family complex and a 7.51-acre parcel for future commercial development. The subdivision will primarily contain reduced size lots, with reduced setbacks and standard public streets with modified curvilinear knuckles. Additional amenities will include landscape outlots, 11 outlots for park/open space use, and a walking trail along the existing Modoc Ditch. Outlots will be maintained by a Landscape and Lighting District (LLD).
Subdivision/Multifamily Development Information:
Subdivision
The annexation will facilitate the development of the Belissa Tentative Subdivision Map, a 309-lot single-family residential subdivision, and a 168-unit multi-family complex. The development will occur over five phases, with single-family residential development occurring in Phases 1 through 3, and the multi-family development occurring in Phase 4.
For the 309-lot subdivision (see Exhibit “A”), the developer has identified that 159 single-family lots will be developed within the Low-Density Residential/R-1-5 portion of the subdivision, at a density of
5.7 dwelling units per acre. Lots within this portion of the development will be under the minimum lot size for the R-1-5 Zone, averaging 4,186 square feet, and ranging in size from 2,680 square feet to 7,736 square feet. Approximately 96% of the R-1-5 lots will be less than the zones minimum lot size.
The remaining 150 single-family lots will be located within the Medium-Density Residential/R-M-2 portion of the subdivision and will be at a density of 10 dwelling units per acre. Lots within this portion of the development will average 3,199 square feet, ranging in size from 2,678 square feet to 8,373 square feet. Approximately 80% of the R-M-2 lots will be less than the zones minimum lot size.
In addition to the reduced size lots, the development will contain reduced setbacks and standard public streets with modified curvilinear knuckles. These deviations from Visalia Municipal Code development standards where approved via a request for a Planned Residential Development (Conditional Use Permit No. 2022-05) that was filed along with the annexation and tentative subdivision map. The deviations allow for the inclusion of additional onsite amenities such as Visalia City Council Page 2 of 11 Printed on 4/26/2024
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subdivision map. The deviations allow for the inclusion of additional onsite amenities such as landscape outlots, a walking trail along the existing Modoc Ditch, and 11 outlots for park/open space use located throughout the subdivision. The parks average 0.21 acres in size and range from 0.03 acres to 0.68 acres. Parks would contain a mix of additional amenities, including playgrounds, benches, half-basketball courts, picnic-table areas, pedestrian loops, pet stations, and open space lawns. Outlots will be maintained by a Landscape and Lighting District (LLD).
Within the subdivision, the development will be serviced by 60-foot-wide local streets with City standard curb and gutter, and modified knuckles in the R-M-2 portion of the subdivision. Additional improvements include streetlights, sewer lines, storm drainage, and public infrastructure such as electricity, gas, and water. Additional public street improvements will be conducted to major streets bordering the project site, namely North Linwood Street, North Demaree Street, and West Riverway Avenue. Areas of West Shannon Parkway Way and North Linwood Street adjacent to the project site will not be improved until such time as Phase 5 is developed. Improvements along Demaree, Riverway, and Linwood will include construction of curb, gutter, sidewalks, block walls (where lots do not front onto roadways), installation of park strip landscaping, streetlights, sanitary sewer, and undergrounding of utility lines. Lastly, improvements will be conducted to the Modoc Ditch, which traverses the middle portion of the project site. Improvements will include the widening of existing service roads to 15 feet on each side.
The subdivision map will create 16 lettered outlots to be maintained by the LLD. The outlots will provide a variety of functions, including use as a trail pathway, landscaping lots with block walls, canal with maintenance roads, and pocket parks. The outlots account for approximately 3.66 acres of the total 59.84-acre development.
Multifamily Development
Construction of a 168-unit multi-family complex is also proposed with this development (see Exhibit “B”), to be located on a 7.51-acre parcel within the R-M-3 zoned area of the overall project site. The complex will be located at the northwest corner of the project site, abutting single family residences to the east, and future commercial development to the south. The project density of the multi-family complex is 22 units per acre.
The multi-family development will consist of fourteen 12-plex residential buildings and a centrally located club house. The residential buildings will be three-stories tall and feature minimal mission style architectural elements. Units will range in size from 793 square foot one bed / one bath dwellings to 1,212 square foot two bed / two bath dwellings, with an individual garage provided for each unit. A total of 274 parking spaces will be provided, 168 of which will be covered garages. The development will also include amenities such as a swimming pool, fitness room, dedicated open space areas, and pedestrian connectivity to the pocket parks within the main Belissa subdivision and future commercial uses to the south.
The tentative subdivision map, planned residential development, and conditional use permit for the multi-family development were all approved by the Planning Commission along with the annexation recommendation on November 13, 2023.
Annexation Information:
The project proponents have filed an application to initiate the annexation of the 59.84-acre project site into the Visalia City Limits (see Exhibit “C”). Annexation is required for the City to apply its land use jurisdictional rules and regulations. The Annexation is supported on the basis that the proposed use is consistent with Visalia General Plan Land Use Element Policy LU-P-21, which allows for the annexation and development of residential land to occur within the Tier II Urban Development Visalia City Council Page 3 of 11 Printed on 4/26/2024
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annexation and development of residential land to occur within the Tier II Urban Development Boundary when it is consistent with the City’s Land Use Diagram. The site will have access to requisite utility and infrastructure services, which will be readily available for connection upon development of the project. Cities have the authority to approve tentative map proposals prior to final approval of an annexation by a local agency formation commission (LAFCO). However, “final maps” for such applications cannot be approved until after an annexation is completed and recorded through the Tulare County Recorder.
Providing of City Services:
The project will require improvements to the following infrastructure:
· Water Service: Water service to the subdivision will be provided by the California Water Service Company. A Will Serve Letter from the California Water Service Company shall be provided prior to issuance of any residential building permit for the project site. · Sanitary Sewer: The sewer system will have to be extended to the boundaries of the development where future connection and extension is anticipated. The sewer system will be sized in order to service the entire subdivision. The developer will be required to coordinate with City staff on design and construction requirements for the sanitary sewer. The sanitary sewer master plan for the entire development will be required to be submitted for review prior to approval of any portion of the system.
· Storm Drainage: The subdivision will incorporate a temporary stormwater basin on the remainder parcel located at the southwest corner of the overall project site. The subdivision map in Exhibit “A” notes that Outlot P, which provides pedestrian access from the subdivision to the remainder parcel, may be employed to provide a storm drain connection to the temporary stormwater basin. Storm water and storm drainage facilities, and any necessary changes thereof, will be facilitated between the applicant and City during civil design to ensure compliance with the City storm drain master plan (currently in draft form). · Canal: The existing Modic Ditch runs along the eastern portion of the project site. Outlots Q and R (29,138 square feet and 23,116 square feet, respectively) will serve as lots to contain the canal. The lots will be approximately 50 feet wide to accommodate the placement of 15 food wide maintenance roads on either side of the canal. Areas of Outlots L and M that are adjacent to residential lots will be separated by wood fencing.
Furthermore, development of local roadways for the Belissa Subdivision will necessitate the installation of a culvert crossing for the Modoc Ditch. Installation of the culvert crossing will require coordination between the City, Modoc Ditch Company, and developer. · Pocket Parks: Approximately 2.2 acres of the project site will be devoted to pocket parks, to be located throughout the proposed subdivision. The parks are intended to provide open space amenities to residents of the small lot subdivision. The park will contain several amenities for private use by residents including trails, play equipment, basketball courts, picnic areas, and open space lawns.
The full complement of city services and programs, including Police and Fire protection, public parks usage, and Solid Waste collection, will be provided to the project site and future occupants of the project site upon annexation.
Detachment for Service Area No. 1:
The subject site is part of Tulare County Service Area No. 1. Services provided in Service Area No. 1 Visalia City Council Page 4 of 11 Printed on 4/26/2024
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The subject site is part of Tulare County Service Area No. 1. Services provided in Service Area No. 1 include domestic water and sewer. Detachment of the project area from Service Area No. 1 is required upon annexation as future development will receive domestic water and sanitary sewer services from the California Water Service Company and the City of Visalia, respectively.
Annexations submitted to LAFCO require that the City include a request to detach the annexed area from the County’s service area. Though detachments were previously an automatic process conducted as part of annexations, a 2009 law change now requires Cities to explicitly request detachment.
Pre-Annexation Agreement:
The annexation will be subject to the terms of a Pre-Annexation Agreement which must be signed by the property owners requesting the annexation. The agreement is included as Exhibit “D” in the staff report.
City Council Districts:
If the annexation area is approved, the parcel will be annexed into Voting District 1 per the Council Election Voting District Map.
General Plan Consistency
The project is consistent with multiple General Plan land use policies, listed below as follows:
· Land Use Element Policy LU-P-21 (Annexations): The policy states that the city should “ Allow annexation and development of residential, commercial, regional retail, and industrial land to occur within the Urban Development Boundary (Tier II) consistent with the City’s Land Use Diagram”. The proposed site is within the County of Tulare and is adjacent to and consistent with existing developed residential sites to the south and east. Existing utility infrastructure (i.e., water, sewer, and stormwater) can be provided to accommodate the project at buildout. Furthermore, the site is located within the Tier II UDB, which allows for immediate development of a project site upon its successful annexation. Note the City of Visalia met General Plan residential land use thresholds for expansion into the Tier 2 UDB in July 2021. · Land Use Element Policy LU-P-55 (Low Density Residential): The policy allows for residential development consistent with the Low-Density Residential designation at a density range between 2 to 10 dwelling units per gross acre. The proposed development within the Low-Density Residential portion of the project site will be developed at a residential density of
5.7 units per acre, consistent with the General Plan land use designation and R-1-5 zoning district. The policy is intended to facilitate “...single-family detached housing with densities typical of single-family subdivisions.” The policy also supports the development of “…small-lot detached housing…as part of Low-Density Residential developments [with] development standards [that] will ensure that a desirable single-family neighborhood character is maintained.”
· Land Use Element Policy LU-P-56 (Medium Density Residential): The policy allows for residential development consistent with the Medium-Density Residential designation at a density range between 10 to 15 dwelling units per gross acre. The proposed development within the Medium-Density Residential portion of the project site will be developed at a residential density of 10 units per acre, consistent with the General Plan land use designation and R-M-2 zoning district. This policy is intended to “...accommodate a mix of housing types including small-lot single-family…on infill lots or new development areas within walking distance of neighborhood nodes and corridors.” The policy further notes that “Development Visalia City Council Page 5 of 11 Printed on 4/26/2024
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distance of neighborhood nodes and corridors.” The policy further notes that “Development standards will ensure that new development contributes positively to the larger community environment. Projects on sites larger than five acres or involving more than 60 units will require discretionary review.”
· Land Use Element Policy LU-P-57 (High Density Residential): The policy allows for residential development consistent with the High-Density Residential designation at a density range between 15 to 35 dwelling units per gross acre. The proposed multi-family development within the High-Density Residential portion of the project site will be developed at a residential density of 22 units per acre, consistent with the General Plan land use designation and R-M-3 zoning district. The policy is intended to facilitate high density residential development “…for some infill sites and new areas in close proximity to neighborhood centers and major transportation routes.” The policy further notes that “High Density Residential development may also be permitted in infill areas where it can be made to be consistent with adjacent properties through the conditional use permit process [with] development standards [that] ensure that new development contributes positively to the creation of neighborhood nodes or districts.” The multi-family complex, situated as it is on a new site, near existing and future commercial centers, and Riggin Avenue/Demaree Street transportation routes, meets the intended purpose of the policy.
· Land Use Element Policy LU-P-67 (Neighborhood Commercial): The policy calls for Neighborhood Commercial designations to accommodate “…small-scale commercial development that primarily serves surrounding residential areas.” Though no actual commercial development is proposed at this time, placement of single and multi-family residential uses in close proximity to the future neighborhood commercial area ensures compliance with the stated policy goals.
Development Standard Deviations
The proposed subdivision does not meet all codified standards contained in the Zoning and Subdivision Ordinances. The applicant proposes lot sizes and setbacks that are smaller than what is required under the R-1-5 and R-M-2 Zones, as well as proposing a modified knuckle within the smalllot portion of the project. To address this, the applicant has submitted a Conditional Use Permit request for a Planned Residential Development, to permit deviations from Zoning Ordinance standards. The Planned Residential Development request was approved by the Planning Commission on November 13, 2023.
Taken as a whole, the proposal meets the intent of the identified General Plan policies, providing a development compatible with residential areas to the south and east, at densities supported by the General Plan, and adjacent to transportation routes and existing/future commercial hubs. The development is also designed so that larger, more compatible lots are located adjacent to existing single-family residential areas to the south.
Agricultural Preservation Ordinance
The 59.84-acre project site is in the City’s Tier II urban development boundary and is designated as Prime Farmland as defined per the Tulare County Farmland Mapping and Monitoring Program. As a result, the development of this site is subject to the City’s recently adopted Agricultural Preservation Visalia City Council Page 6 of 11 Printed on 4/26/2024
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Ordinance.
On May 15, 2023, the City Council approved the second and final reading of Ordinance No. 2023-02, which adopts an addition to the Visalia Municipal Code (VMC) referred to as Title 18 “Agricultural Land Preservation”, Chapter 18.04 “Agricultural Land Preservation Program”. This code creates an Agricultural Preservation Ordinance (APO) to implement Visalia General Plan Land Use Policy LU-P34.
The APO established a process for the required preservation of agricultural land through the acquisition of agricultural conservation easements or the payment of an in-lieu fee for projects subject to the provisions of the ordinance.
The developer of the project is subject to complying with the requirements of the adopted APO since the site is located with the Tier II urban development boundary. The preserved land obligation shall be calculated at a ratio of one acre of preserved land for each acre of converted land. Converted land acreage shall be calculated by determining the applicable project acreage less the acreage of exclusions. In addition, the preserved land obligation, as established in VMC Section 18.04.070(A), shall be preserved through acquisition of an agricultural easement in accordance with VMC Section
18.04.080, unless eligible for payment of an in-lieu fee in accordance with VMC Section 18.04.090.
The preserved land obligation shall be satisfied prior to issuance of any permit directly authorizing or resulting in disturbance to the project site. Compliance of the ordinance is achieved when either the approved agricultural conservation easement has been recorded or the applicant has remitted the approved in-lieu fee to the qualified entity.
Roadway Improvements
Traffic Impact Analysis
A Traffic Impact Analysis (TIA) was prepared for the proposed project (ref.: Traffic Study: Crandell Tentative Subdivision. Ruettgers & Schuler Civil Engineers, March 202, Revised June 2022). The purpose of the study is to analyze traffic conditions related to the development of the subdivision.
The TIA analyzed existing and proposed intersections within a one-mile radius of the project site and determined that the proposed project would cause unacceptable LOS at four separate intersections.
Affected Intersections and the improvements needed to maintain or improve the operational level of service of the street system in the vicinity of the project are identified below:
Intersection Improvements Required by
2031
Improvements
Required by 2041
Demaree Street & Shannon Parkway Signal
Demaree Street & Flagstaff Avenue Signal
Linwood Street & Riggin Avenue Signal
County Center Street & Riggin Avenue Signal
The City of Visalia Traffic Impact Fee facilities list includes signal projects which are not individually identified. Three of the four intersections (excluding Demaree Street and Flagstaff Avenue) are arterial or collector roadways and are understood to be included in the traffic impact fee. The intersection of Demaree Street and Flagstaff Avenue is currently a full access intersection but will require signalization in the future with or without the project.
The project will pay approximately $3.1 million in traffic impact fees (utilizing the City’s current fee schedule) meeting its fair share of contributions to the required future traffic signal projects. With fair Visalia City Council Page 7 of 11 Printed on 4/26/2024
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schedule) meeting its fair share of contributions to the required future traffic signal projects. With fair share payments, there will be a less than significant impact from the project on existing or proposed intersections.
Street Widening
The developer of the subdivision will be required to construct major street improvements along North Linwood Street and North Demaree Street, with additional minor improvements to West Riverway Avenue. Improvements along the subdivision frontage for these major streets consist primarily of widening to their ultimate right-of-way design.
North Linwood Street is a designated 84-foot-wide collector roadway. The project will require a 42- foot dedication and widening of the street along the western boundary of the project site to accommodate the eventual development of two travel lanes, two bike lanes, on-street parking areas, and a street median if sufficient right-of-way is available. North Demaree Street is a designated 84- foot-wide Minor Arterial roadway that will similarly require a 42-foot dedication and widening of the street. Widening will occur along the eastern boundary of the project site to accommodate the eventual development of two travel lanes, two bike lanes, and on-street parking areas, with the potential for a street median if sufficient right-of-way is available. Finally, West Riverway Avenue has been designated as a 60-foot-wide local roadway. Per the subdivision map, only a small portion of Riverway Avenue will be improved, along the southern boundary of the project site. The street will require a 42-foot dedication, tapering to 30 feet at its westernmost point where it will intersect with a local street (Galliard Street). In order to accommodate the West Riverway connection to Galliard St, the project will need to provide for two lanes of traffic, which may require the acquisition of offsite right of way. Note that per Engineering Division comments for Site Plan Review No. 2021-166, improvements to Demaree and Linwood Streets are identified in the City’s Circulation Element and Transportation Impact Fee program, making portions of the required street widening reimbursable.
Improvements along the right of way within the boundaries of the subdivision map shall include curb, gutter, sidewalks, streetlights, block walls, and landscaping. All improvements will be maintained by an Landscape and Lighting District. All new utilities that will service the residential subdivision will be placed underground. The phasing plan indicates that widening of Demaree Street and Riverway Avenue will occur during Phase 1 of the development. Improvements to Linwood Street along the multi-family development would be completed with Phase 4 of the project. Improvements to the remainder of Linwood Street, as well Shannon Parkway along the southern boundary of the project site, will be installed upon development of the 7.51 Neighborhood Commercial parcel (i.e. Phase 5).
Any such project will require review and coordination with City staff prior to development.
Local Streets
The subdivision proposes 60-foot-wide City standard local streets providing access to Demaree Street, Riverway Avenue, and Linwood Street. Improvements also include extension of North Chinowth Street from the Wild Horse Ranch subdivision, extending northward through the project site, with a stub provided for potential connection to a future subdivision to the north. As part of its extension, North Chinowth Street will transition from its existing 52-foot-width within the Wild Horse Ranch subdivision, to a 60-foot width, in conformance with the current 60-foot-wide local road standard. The street connections proposed with the subdivision will serve to improve circulation for the general area.
Fiscal Impact:
Future development of the property will require the developer to pay development impact fees which include Transportation, Trunk Line Capacity, Strom Drainage Acquisition, Park Acquisition and Visalia City Council Page 8 of 11 Printed on 4/26/2024
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include Transportation, Trunk Line Capacity, Strom Drainage Acquisition, Park Acquisition and Development, Waterways Acquisition, Public Safety, and Groundwater Overdraft Mitigation.
Planning Commission Review and Action:
At its meeting on November 13, 2023, the Planning Commission considered the following entitlement requests from 4Creeks, Inc. for the project site located at the northwest corner of North Demaree Street and West Pratt Avenue within the jurisdiction of the County of Tulare (APN: 077-050-018, 019):
· Annexation No. 2022-02: A request by 4Creeks, Inc. to annex two parcels totaling approximately 59.84 acres into the city limits of Visalia and to detach said parcels from Tulare County Service Area No. 1. Upon annexation the areas will be zoned R-1-5 (Single Family Residential, 5,000 sq. ft. minimum), R-M-2 (Multi-Family Residential, 3,000 sq. ft minimum site area per dwelling), R-M-3 (Multi-Family Residential, 1,200 sq. ft. minimum site area per dwelling), and C-N (Commercial Neighborhood) which are consistent with the General Plan Land Use Designations of Residential Low Density, Residential Medium Density, Residential High Density, and Commercial Neighborhood.
· Belissa Tentative Subdivision Map No. 5587: A request by 4Creeks, Inc. to subdivide a 59.84- acre parcel into the following: 159 low-density residential lots on approximately 27.9 acres; 150 medium-density residential lots on approximately 15 acres; an approximately 7.6-acre high-density residential lot that will be developed with a 168-unit multi-family residential complex; and an approximately 7.88-acre Neighborhood Commercial lot which will be developed in the future.
· Conditional Use Permit No. 2022-05: A request by 4Creeks, Inc. for a Planned Development consisting of 159 low-density residential lots on approximately 27.9 acres and 150 mediumdensity residential lots on approximately 15 acres. The proposal will include non-standard lots that will be less than 5,000 square feet in size, with modified setbacks, and non-standard roadway knuckles.
· Conditional Use Permit No. 2023-22: A request by 4Creeks, Inc. to establish a 168-unit multifamily residential development on a 7.6 acre parcel within the R-M-3 (Multi-Family Residential, 1,200 sq. ft. minimum site area) Zone.
Public testimony in favor of the proposal was provided at the public hearing from Adrienne Burnes, developer with WCP Development. No other public comment was received.
The Planning Commission noted concerns with the absence of specific CEQA mitigation measures within the text of the resolutions. Questions were also raised regarding the building elevations for the multi-family complex, in particular those facing single family residences to the east. Staff noted that though the specific mitigation measures were not included in the resolution, language had been incorporated referencing the mitigation measures and requiring compliance. For the building elevations, staff noted that tenants of single-family residences would be made aware of the adjoining development prior to occupancy. It should be noted that only four of the 14 12-plex structures will be located adjacent to single family residences and will be setback a minimum 16 feet from the shared property boundary. Landscaping will also be provided to screen views into single family residential areas.
Following discussion, the Planning Commission concluded that annexation of the project site was consistent with policies LU-P-21, LU-P-55, LU-P-56, LU-P-57, and LU-P-67 of the Visalia General Plan and voted 5-0 to recommend approval of the annexation to the Visalia City Council. The Visalia City Council Page 9 of 11 Printed on 4/26/2024
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Plan and voted 5-0 to recommend approval of the annexation to the Visalia City Council. The Planning Commission also voted 5-0 to approve the Tentative Subdivision Map and both Conditional Use Permit requests included with the annexation. The Planning Commission’s recommendation and findings to support the annexation request are included in the resolution for the City Council’s consideration. If the City Council adopts the resolution initiating the annexation, staff will prepare an annexation application and file it with the LAFCO for consideration. The Planning Commission staff report is included as Exhibit “G” of this report.
Recommended Motion:
I move to approve the following Resolution No. 2023-62, adopting Initial Study / Mitigated Negative Declaration No. 2022-39; and
I move to approve Resolution No. 2023-63, to initiate proceedings for Annexation No. 2022-02, authorize the detachment of property from County Service Area No. 1, and authorize the City Manager to enter into a Pre-Annexation Agreement between the City of Visalia and the property owners.
Alternative Motions:
The City Council may, in lieu of the recommended motion specified above, consider any of the following alternatives:
1. Deny the Annexation; or
2. Refer the matter back to the Planning Commission; or,
3. Continue the matter to a future City Council hearing for additional information.
CEQA Review:
An Initial Study and Mitigated Negative Declaration were prepared for the proposed project. Initial Study and Mitigated Negative Declaration No. 2022-39 disclosed that environmental impacts are determined to be less than significant with the incorporation of mitigation to address significant impacts to the following resources:
· One mitigation measure pertaining to Agriculture and Forest Resources to mitigate impacts for loss of Prime Farmland and Farmland of Statewide Importance on a 1:1 ratio. · Three mitigation measures pertaining to Cultural Resources and Tribal and Cultural Resources to reduce the impacts of the Project on the potential of exposing historical or archaeological materials during construction.
· Three mitigation measures pertaining to Hydrology and Water Quality to address impacts to surface and groundwater resources.
· One mitigation measure pertaining to Air Quality to address impacts to air quality from development and operational activity.
· Four mitigation measures, with several sub-mitigations, pertaining to Biological Resources to reduce impacts of the Project to special-status wildlife species (i.e. California tiger salamander, Hoover’s spurge, San Joaquin kit fox, San Joaquin Valley Orcutt grass, Swainson’s hawk, Vernal pool fairy shrimp, and Western yellow-billed cuckoo) to a level that would be less than significant.
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File #: 23-0461 Agenda Date: 12/18/2023 Agenda #: 1.
Attachments:
1. Resolution No. 2023-62 certifying Initial Study and Mitigated Negative Declaration No. 2022-
39. 2. Resolution No. 2023-63 initiating the Proceedings for Annexation No. 2022-02 and Detachment from County Service Area No. 1.
3. Exhibit “A” - Belissa Tentative Subdivision Map No. 5587
4. Exhibit “B” - Multifamily Development Plan
5. Exhibit “C” - Annexation Plan and Legal Description
6. Exhibit “D” - Pre-Annexation Agreement
7. Exhibit “E” - Initial Study / Mitigated Negative Declaration No. 2022-39
8. Exhibit “F” - Planning Commission Resolution No. 2022-14 recommending initiation of Annexation No. 2022-02
9. Exhibit “G” - November 13, 2023, Planning Commission Staff Report
10.General Plan Land Use Map
11.Zoning Map
12.Aerial Map
13.Location Map
Visalia City Council Page 11 of 11 Printed on 4/26/2024 powered by Legistar™519
Resolution No. 2023-59
RESOLUTION NO. 2023-59
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
VISALIA, ADOPTING MITIGATED NEGATIVE
DECLARATION NO. 2022-39, WHICH EVALUATES
ENVIRONMENTAL IMPACTS FOR ANNEXATION NO.
2022-02, BELISSA TENTATIVE SUBDIVISION MAP NO.
5587, CONDITIONAL USE PERMIT NO. 2022-05, AND
TENTATIVE PARCEL MAP NO. 2023-22.
WHEREAS, the project consisting of Annexation No. 2022-02, Belissa Tentative Subdivision Map No. 5587, Conditional Use Permit No. 2022-05, and Conditional Use Permit No. 2023-22 (hereinafter “Project”) is a request to annex a 59.84-acre parcel into the City Limits of Visalia in order to facilitate the subdivision of said 59.84-acre parcel into a 309-lot single-family residential subdivision, and a 168-unit multifamily complex. The property is located at the northwest corner of North Demaree Street and West Pratt Avenue within the jurisdiction of the County of Tulare (APN: 077-050-018, 019); and, WHEREAS, the City Council of the City of Visalia, after ten (10) days published notice, held a public hearing before said Council on December 18, 2023; and, WHEREAS, on the basis of this Initial Study, a Mitigated Negative Declaration has been prepared for the Project pursuant to the California Environmental Quality Act of 1970 (CEQA), as amended; and
WHEREAS, the Initial Study and Mitigated Negative Declaration for the Project were prepared and noticed for review and comment for 20 days beginning on August 10, 2023; and,
WHEREAS, the City of Visalia did not receive any comments on the Initial Study and Negative Declaration; and,
WHEREAS, the City Council of the City of Visalia considered the Initial Study and Mitigated Negative Declaration and found that the Initial Study and Mitigated Negative Declaration contain and reflect the independent judgment of the City of Visalia.
NOW, THEREFORE, BE IT RESOLVED that the Initial Study and Mitigated Negative Declaration was prepared consistent with the California Environmental Quality Act (CEQA) and the City of Visalia Environmental Guidelines. 520
Resolution No. 2023-59
BE IT FURTHER RESOLVED that the City Council of the City of Visalia hereby finds, on the basis of the whole record before it, that there is no substantial evidence that the project will have a significant effect on the environment and hereby adopts Initial Study and Mitigated Negative Declaration No. 2022-39. The documents and other material which constitute the record of the proceedings upon which the decisions based are located at the office of the City Planner, 315 East Acequia Avenue, Visalia, California, 93291.
521
Resolution No. 2023-60
RESOLUTION NO. 2023-60
A RESOLUTION OF APPLICATION BY THE CITY OF
VISALIA REQUESTING THE CITY OF VISALIA TO INITIATE
PROCEEDINGS FOR FILING WITH THE TULARE COUNTY
LOCAL AGENCY FORMATION COMMISSION
ANNEXATION NO. 2022-02 AND DETACHMENT OF
PROPERTY FROM COUNTY SERVICE AREA NO. 1,
PERTAINING TO ONE PARCEL TOTALING 59.84 ACRES.
THE SITE WOULD BE ZONED R-1-5 (SINGLE FAMILY
RESIDENTIAL, 5,000 SQ. FT. MINIMUM), R-M-2 (MULTIFAMILY RESIDENTIAL, 3,000 SQ. FT MINIMUM SITE AREA PER DWELLING), R-M-3 (MULTI-FAMILY RESIDENTIAL,
1,200 SQ. FT. MINIMUM SITE AREA PER DWELLING), AND
C-N (COMMERCIAL NEIGHBORHOOD), WHICH IS
CONSISTENT WITH THE GENERAL PLAN LAND USE
DESIGNATIONS OF RESIDENTIAL LOW DENSITY,
RESIDENTIAL MEDIUM DENSITY, RESIDENTIAL HIGH
DENSITY, AND COMMERCIAL NEIGHBORHOOD. THE
PROJECT SITE IS LOCATED AT THE NORTHWEST
CORNER OF NORTH DEMAREE STREET AND WEST
PRATT AVENUE WITHIN THE JURISDICTION OF THE
COUNTY OF TULARE (APN: 077-050-018, 019).
WHEREAS, Annexation No. 2022-02 is a proposed annexation of a total of 59.84 acres into the city limits (“Project”). The project site is located at the northwest corner of North Demaree Street and West Pratt Avenue within the jurisdiction of the County of Tulare (APN: 077-050-018, 019); and
WHEREAS, the City Council of the City of Visalia desires to initiate proceedings for annexation to said city of territory described on the attached legal description and map herein as Exhibit “C”; and
WHEREAS, the Council of the City of Visalia desires to annex said property to the City of Visalia for the following reasons: The annexation will contribute to and facilitate orderly growth and development of both the City and the territory proposed to be annexed; will facilitate and contribute to the proper and orderly layout, design and construction of streets, gutters, sanitary and storm sewers and drainage facilities, both within the City and within the territory proposed to be annexed; and will provide and facilitate proper overall planning and zoning of lands and subdivision of lands in said City and said territory in a manner most conducive of the welfare of said City and said territory; and 522
Resolution No. 2023-60
WHEREAS, this proposal is made pursuant to the Cortese-Knox-Hertzburg Local Government Reorganization Act of 2000, commencing with Section 56000 of the Government Code of the State of California; and
WHEREAS, the territory proposed to be annexed is uninhabited per Government Code Section 56046; and
WHEREAS, the property proposed to be annexed is adjacent to City Limits; and WHEREAS, the territory proposed to be annexed is located in Voting District 1 as identified in the Election District Map adopted by the City Council on February 22, 2022, per Resolution No. 2022-11; and
WHEREAS, the Council of the City of Visalia, after a ten day public notification period, held a public hearing on December 18, 2023, and found the project consistent with the General Plan; and
WHEREAS, the City Council hereby makes the following findings with regard to the project:
1. That the Annexation is consistent with the intent of the General Plan and Zoning Ordinance, and is not detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity.
2. The subject property is within Tier 2 Urban Development Boundary as defined by the City of Visalia General Plan and is designated Very Low Density Residential by the General Plan Land Use Map.
3. That the proposed Annexation, which changes 59.84 acres of Tulare County/AE40 (Exclusive Agriculture, 40 Acre Minimum) zone to R-1-5 (Single Family Residential, 5,000 sq. ft. minimum), R-M-2 (Multi-Family Residential, 3,000 sq. ft minimum site area per dwelling), R-M-3 (Multi-Family Residential, 1,200 sq. ft. minimum site area per dwelling), and C-N (Commercial Neighborhood), will not impose new land uses or development that will adversely affect the subject site or adjacent properties.
4. That the property is located within Voting District 1 per the Council Election Voting District Map.
5. That the property is not located within an Agricultural Preserve.
6. That an Initial Study was prepared for this project, consistent with CEQA, which disclosed that environmental impacts are determined to be not significant and that Mitigated Negative Declaration No. 2022-39, is hereby adopted. 523
Resolution No. 2023-60
NOW, THEREFORE, BE IT RESOLVED that the City Council finds that Mitigated Negative Declaration No. 2022-39 prepared for the proposed project was prepared consistent with the California Environmental Quality Act and City of Visalia Environmental Guidelines, and hereby adopts the Mitigated Negative Declaration.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the Council of the City of Visalia requests the following actions:
1. Application is hereby made to the Executive Officer of the Local Agency Formation Commission (LAFCO), County of Tulare, State of California, for an annexation of territory illustrated in the map attached as Exhibit “C”.
2. Proceedings shall be taken for this annexation proposal pursuant to Title 5, Division 3, Part 3 of the California Government Code and other relevant provisions of the Cortese-Knox-Hertzberg Local Government Reorganization Act of 2000.
3. In conjunction with the proceedings being taken for this annexation proposal, application is also hereby being made to the Executive Officer of the Local Agency Formation Commission, County of Tulare, State of California, for detachment from County Service Area No. 1.
4. The Council hereby requests waiver of the conducting authority proceedings in accordance with Government Code Section 56663(c).
5. Upon annexation, the territory shall be zoned R-1-5 (Single Family Residential, 5,000 sq. ft. minimum), R-M-2 (Multi-Family Residential, 3,000 sq. ft minimum site area per dwelling), R-M-3 (Multi-Family Residential, 1,200 sq. ft. minimum site area per dwelling), and C-N (Commercial Neighborhood), consistent with the Residential Low Density, Residential Medium Density, Residential High Density, and Commercial Neighborhood pre-zonings designated by the General Plan Land Use Map.
6. Upon annexation, the territory shall be assigned to Voting District 1 and the Election District Map adopted on February 22, 2022, per Resolution No. 2022-11 shall be amended to reflect the new territory assigned to Voting District 3.
7. The City Clerk of the City of Visalia is authorized and directed to file a certified copy of this resolution with the Executive Officer of Tulare County LAFCO.
8. The applicant(s) shall enter into a Pre-Annexation Agreement with the City which memorializes the required fees, policies, and other conditions applicable to the annexation. The Pre-Annexation Agreement is attached herein as Exhibit “D”. The agreement is subject to approval as to form by the City Attorney and subject to clerical and form modifications as approved by the City Manager. 524
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SPIGOT RIVERWAY DRIVE
DEMAREE STREET 60.00'
LINWOOD ST 60.00'
NEIGHBORHOOD
COMMERCIAL TIER 1 TIER 2 42.00'
MODOC DITCH
MODOC DITCH 42.00' DEDICATION TO COV FOR ROW 60' NEWTON AVE AISYLN AVE NEWTON AVE.
EXISTING WILDHORSE
SUBDIVISION ARLET AVE GILDA AVE GILDA AVE. PRATT ST
GALLIARD ST
FONTANA ST ERWIN AVE COBURN AVE COBURN AVE
FULGHAM ST
DELMONT ST
HERMAN ST
DELMONT ST
EXISTING 15" SS EXISTING 10" SS COBURN AVE EXISTING VALLEY OAK TREE LOCATE WITHIN L&L LOT MODIFIED CITY STANDARD KNUCKLE TO PROVIDE ADDITIONAL BACKYARD AND FRONT YARD SPACE FOR LOTS. 84.00' 52' MODIFIED CITY STANDARD KNUCKLE TO PROVIDE ADDITIONAL BACKYARD AND FRONT YARD SPACE FOR LOTS. MODIFIED CITY STANDARD KNUCKLE TO PROVIDE ADDITIONAL BACKYARD AND FRONT YARD SPACE FOR LOTS. 42' DEDICATION TO COV 84.00 WALKING PATH REQUIRED TO MAINTAIN A 15' MAINT. ACCESS PROPOSED 15" SS CITY WORKING ON FUTURE INTERSECTION DESIGNS: TO BE WORKED OUT DURING CIVIL DRAWINGS. A ROUNDABOUT IS BEING EVALUATED 42.0' 42' DEDICATION ALONG COMMERCIAL FRONTAGE FOR ROW PURPOSES EXISTING LOWERY RANCH 84.00' TRANSITION FROM 84' ROW TO 60' ROW.
Remainder Parcel - Future development 64.00' 42.00' CULVERTS REQUIRED FOR LOCAL STREET CROSSINGS OVER EXISTING DITCH CHANNELS. TYP. SETBACK LINE TYP. SETBACK LINE TYP. SETBACK LINE TYP. SETBACK LINE TYP. SETBACK LINE DEDICATION TO COV POCKET PARK MODOC DITCH - OUTLOT TO BE CREATED DITCH CENTERLINE TOP OF BANK 4129 S.F. 1103932 S.F. 109 2934 S.F. 1083004 S.F. 1072934 S.F. 106 2934 S.F. 105 2934 S.F. 104 2934 S.F. 103 3043 S.F. 102 3450 S.F. 101 4008 S.F. 96 3893 S.F. 97 3900 S.F. 98 3900 S.F. 99 4158 S.F. 78 7372 S.F. 774404 S.F. 76 4274 S.F. 75 3813 S.F. 18 3975 S.F. 15 3900 S.F. 14 3900 S.F. 13 3900 S.F. 12 3900 S.F. 11 3900 S.F. 10 3900 S.F. 9 3900 S.F. 8 3900 S.F. 7 3900 S.F. 6 4050 S.F. 5 4223 S.F. LOT D 4825 S.F. 3 4825 S.F. 2 4417 S.F. 60 4108 S.F. 61 4108 S.F. 62 4345 S.F. 63 4108 S.F. 64 4108 S.F. 65 4108 S.F. 66 4108 S.F. 67 4108 S.F. 68 4108 S.F. 69 4108 S.F. 70 4108 S.F. 71 4108 S.F. 723900 S.F. 46 3900 S.F. 47 3900 S.F. 48 3900 S.F. 49 3900 S.F. 50 3900 S.F. 51 3900 S.F. 52 3900 S.F. 53 3900 S.F. 54 4125 S.F. 55 3906 S.F. 56 4508 S.F. 57 4125 S.F. 34 3900 S.F. 35 3900 S.F. 36 3900 S.F. 37 3900 S.F. 38 3900 S.F. 39 3900 S.F. 40 3900 S.F. 41 3900 S.F. 42 3900 S.F. 433900 S.F. 22 3900 S.F. 23 3900 S.F. 24 3900 S.F. 25 3900 S.F. 26 3900 S.F. 27 3900 S.F. 28 3900 S.F. 29 3900 S.F. 30 4125 S.F. 31 2680 S.F. 268 2680 S.F. 267 2680 S.F. 266 2680 S.F. 265 2680 S.F. 264 2680 S.F. 263 2680 S.F. 262 2680 S.F. 261 2680 S.F. 260 2680 S.F. 259 2680 S.F. 256 2680 S.F. 255 2680 S.F. 254 2680 S.F. 253 2680 S.F. 252 2680 S.F. 251 2680 S.F. 250 2680 S.F. 249 2680 S.F. 248 2680 S.F. 247 3265 S.F. 1173107 S.F. 116 2834 S.F. 115 3487 S.F. 112 3472 S.F. 113 3128 S.F. 114 3169 S.F. 292 2680 S.F. 2823200 S.F. 283 3673 S.F. 284 4973 S.F. 290 3352 S.F. 291 2680 S.F. 286 2680 S.F. 287 2680 S.F. 288 3402 S.F. 273 3402 S.F. 272 3402 S.F. 271 3400 S.F. 276 3400 S.F. 277 3400 S.F. 278 2915 S.F. 279 3114 S.F. 309 2678 S.F. 308 2678 S.F. 307 2678 S.F. 306 2679 S.F. 305 2679 S.F. 304 2679 S.F. 303 2679 S.F. 302 2679 S.F. 301 2679 S.F. 300 2679 S.F. 299 2679 S.F. 298 2679 S.F. 297 3014 S.F. 296 3014 S.F. 295 7833 S.F. LOT N 50' 38' 3 8 ' 68' 68' 16 ' 4 7' 68'
4 4 ' 4 5 ' 4 4 ' 4 4 '
36' 16' 73'
75'
75'
75' 76' 72' 4 4 '
79' 60'
79' 4 4 '
68' 68' 4 0 ' 19 ' 75' 75' 5 ' 52' 75' 75' 4' 2 4 '
1 ' 2 4 ' 21' 75' 53' 75'
75' 52' 75'
75' 52' 75'
75' 52' 75'
75' 52' 75'
75' 52' 75'
75' 52' 75'
75' 52' 75'
75' 52' 75'
75' 52' 75'
75' 54' 75' 8'
96' 80' 50'
96' 50'
96' 50'
96' 50'
96' 52'
91' 35'
18'
79' 52'
79' 52'
79' 52'
79' 52'
79' 55'
79' 55'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 55' 75' 55'
75' 52' 76' 19 ' 33'
75' 52'
18'
86' 4 2 '
76' 55' 75' 55'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 55' 75' 55'
75' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 13'
41' 6' 67' 20'
49' 61' 42' 23'
45' 61'
42' 20' 73' 42' 23' 70'
47' 70' 39' 91'
40' 13' 74' 40' 67' 13' 40' 80' 40'
46' 45' 35' 46' 5' 40' 40' 37'
40' 95'
13'
3 3 ' 35' 5' 67' 40' 40' 67' 40'
67' 67' 40' 81' 42' 81' 24' 18'
42' 81' 26' 16'
42' 81' 28' 22' 18' 85' 24' 16' 85' 40'
26' 14' 40' 45' 40' 28' 45' 40'
73' 47' 65' 2 6 ' 21'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 45' 67' 45'
67' 45' 67' 45'
67' 272' 10 2' 126' 5 3 '
65' 15' 52' 50' 60' FUTURE SHANNON PARKWAY ALIGNMENT 2720 S.F. 221 2720 S.F. 220 2720 S.F. 219 2720 S.F. 218 2720 S.F. 217 2720 S.F. 216 2720 S.F. 215 2720 S.F. 214 2720 S.F. 213 2720 S.F. 212 2720 S.F. 209 2720 S.F. 208 2720 S.F. 207 2720 S.F. 206 2720 S.F. 205 2720 S.F. 204 2720 S.F. 203 2720 S.F. 202 2720 S.F. 201 2720 S.F. 200 2720 S.F. 198 2720 S.F. 197 2720 S.F. 196 2720 S.F. 195 2720 S.F. 194 2720 S.F. 193 2720 S.F. 192 2720 S.F. 191 2720 S.F. 190 2720 S.F. 187 2720 S.F. 186 2720 S.F. 185 2720 S.F. 184 2720 S.F. 183 2720 S.F. 182 2720 S.F. 181 2720 S.F. 180 2720 S.F. 17940' 68' 40' 68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 15' DEDICATE TO COV FOR POCKET PARK DEDICATE TO COV FOR POCKET PARK DEDICATE TO COV FOR POCKET PARK 4 7' 4 4'
68'
4 4'
68'
68'
68'
75'
75'
75' 3841 S.F. 4 23116 S.F. LOT R 1186 S.F. LOT C 54' 75' 63' 121' 52' 52' 52' 52' 52' 53' 55' 86' 44' 52' 52' 52' 42' 56'
7.6 ac MULTIFAMILY 3999 S.F. 16
7.51 ac GATE IN FENCE TO PROVIDE PEDESTRIAN ACCESS TO STREET 281' TEMPORARY EMERGENCY ACCESS PROPOSED TEMPORARY STORMWATER BASIN 3019 S.F. 258 3087 S.F. 257 11062 S.F. LOT G 3139 S.F. 222 3149 S.F. 199 10423 S.F. LOT H 26' 26' 67' 49' 10' 4 0 '
67' 49' 67' 29'
28' 47'
67' 28' 64' 68' 68' 64'
28'
96'
68' 68'
28' 29' 68' 49' 48'
68' 49' 68' 29'
28' 48'
68' 28' 64' 67' 8'68' 56'
28'
95' 3378 S.F. 125 4214 S.F. LOT I 4492 S.F. 143 702 S.F. LOT E 3654 S.F. 142 3654 S.F. 141 3654 S.F. 140 3654 S.F. 139 3654 S.F. 138 3654 S.F. 137 3654 S.F. 136 3654 S.F. 135 3654 S.F. 134 3654 S.F. 133 3654 S.F. 132 3654 S.F. 131 3654 S.F. 130 4370 S.F. 129 4620 S.F. 128 4620 S.F. 127 4854 S.F. 126 3150 S.F. 124 3150 S.F. 123 4409 S.F. 122 4846 S.F. 121 4862 S.F. 120 4862 S.F. 119 29' 30' 3 5 ' 18' 47'
75'
18 ' 18' 32' 66' 82'
49 '
44' 16'
50'
23'
42' 87' 42'42' 87' 42'
42' 87' 42'42' 87' 42'
42' 87' 42'
42' 87' 42'42' 87' 42'
42' 87' 42'42' 87' 42'
42' 87' 42'42' 87' 42'
42' 87' 42'42' 87' 42'
42' 87' 23' 11' 31'42' 110' 11' 31'
42' 110' 11' 31' 47' 42' 21' 44' 110' 11' 33' 42' 75' 42' 75' 42' 75' 21' 21' 9' 66' 82' 9'21' 33' 114'
4 3 '
11' 31' 116' 16' 2 6 '11' 31' 116' 42'
11' 31' 116' 42' 4636 S.F. 130'
28' 77' 50'
96'
96'
47 ' 24' 98'
4 2 '
73' 6222 S.F. 33 4527 S.F. 3233' 5 3 ' 30' 3 9 ' 74'
75'
75' 74'
60 ' 26' 37'
75'
75' 7024 S.F. 59 6462 S.F. 58
7 4' 28' 6 2' 14'
52'
91'
79'
35'
52' 90'
27' 3 7'
86'
76' 4660 S.F. 734430 S.F. 454458 S.F. 444473 S.F. 21
28' 41'
79' 62'
59'
79' 62' 75' 42'
28' 55'
75' 28' 42' 75' 62'
55'
75' 62' 75' 42'
28' 55'
75' 4033 S.F. 20 3900 S.F. 19 4721 S.F. 74 3553 S.F. LOT A3692 S.F. LOT B 14' 46' 75' 52' 75' 2 6' 64'
55' 75'
85' 75' 57' 50' 21' 50' 75'
68'
14'50'
21' 41' 52' 58' 17' 54' 52' 43' 3472 S.F. 118 3533 S.F. 111 3432 S.F. 294 516 S.F. LOT M 61' 31'
2 4' 74' 47' 67' 42' 22' 54' 47' 13' 74'
37 ' 73'
4 6 ' 52' 67' 42'
14'
67' 10' 57' 15' 8 ' 38' 3315 S.F. 289 9729 S.F. LOT K 37' 67' 42' 35' 43' 40'
67' 37'
53' 61'
18'
4 5' 22' 107'
35' 4 4 ' 61' 39' 91'
4 4 ' 3083 S.F. 280 2819 S.F. 285 45' 73' 25'
28' 53' 45' 40' 47' 28' 25'
67' 35' 46' 40'
67' 2827 S.F. 269 2819 S.F. 246 3451 S.F. 270 25'
28' 47' 45'
67' 67' 45' 47' 28' 25'
67' 67'
25' 28' 61' 45' 28' 14' 5221 S.F. 274 3632 S.F. 275 2819 S.F. 281 2955 S.F. 293 61' 28' 47' 81' 22' 45' 85' 40'
18'
28' 65' 45' 85' 25' 47'
28' 25' 67' 45' 67' 40'
26' 48' 45' 73'
2 9 ' 74'
4 2 ' 2720 S.F. 178 2720 S.F. 177 2720 S.F. 176 2720 S.F. 175 2720 S.F. 174 2720 S.F. 173 2720 S.F. 172 2720 S.F. 171 2720 S.F. 170 2720 S.F. 169 8373 S.F. 234 3739 S.F. 233 2682 S.F. 232 2680 S.F. 231 2680 S.F. 230 2680 S.F. 229 2680 S.F. 228 2680 S.F. 227 2680 S.F. 226 2680 S.F. 225 2680 S.F. 224 2680 S.F. 22332' 8' 68' 40' 68'
95' 32' 8' 68' 40'
68' 32' 8' 68' 40'
68' 32' 8' 68' 40'
68' 32' 8' 68' 40'
68' 32' 8' 68' 40'
68' 32' 8' 68' 40'
68' 32' 8' 68' 40'
68' 32' 8' 68' 40'
68' 32' 8' 68' 2 ' 38'
68'
83' 76' 69' 6'
86' 4 0 '
86' 62'
68' 10 ' 30' 68' 8' 32'
67' 40' 67' 8' 32'
67' 40' 67' 8' 32'
67' 40' 67' 8' 32'
67' 40' 67' 8' 32'
67' 40' 67' 8' 32'
67' 40' 67' 8' 32'
67' 40' 67' 8' 32'
67' 40' 67' 8' 32'
67' 40' 67' 8' 32'
67' 2966 S.F. 245 2680 S.F. 244 2680 S.F. 243 2680 S.F. 242 2680 S.F. 241 2680 S.F. 240 2680 S.F. 239 2680 S.F. 238 2680 S.F. 237 2680 S.F. 236 4130 S.F. 235 28' 31' 17' 48' 67' 27'
40' 67' 40'
40' 67' 40'
40' 67' 40'40' 67' 40'
40' 67' 40'
40' 67' 40'
40' 67' 40'40' 67' 40'
40' 67' 40' 5'
66' 10' 83'
3 6 ' 3 9 ' 2398 S.F. LOT F 4491 S.F. 145 4491 S.F. 146 4491 S.F. 147 4491 S.F. 148 4492 S.F. 149 4492 S.F. 150 4492 S.F. 151 4492 S.F. 152 4200 S.F. 153 3745 S.F. 154 4119 S.F. 155 5374 S.F. 144 10'
2 2 2 ' 30' 1'
4 2' 40'
112' 40'
112' 40'
112' 40'
112' 40'
112' 40'
112' 40'
112' 40'
112' 40'
112' 40'
112' 40'
112' 40'
112' 40'
112' 40'
112' 40'
111' 40'
112' 40'
99'
111' 40'
89'
99'
18 ' 22'
80' 6 0 '
35' 28' 33'
112' 43' 3 5 ' 2 4 ' 3212 S.F. 189 3203 S.F. 188 2872 S.F. 211 2864 S.F. 210 30' 28' 48' 50'
68' 68' 50' 48' 28' 30'
68' 68' 25'
28' 48' 45'
68' 68' 45' 48' 28' 25'
68' 68' 4546 S.F. 100
2'
75' 40'
32'
6 3 ' 52' DEDICATION TO COV POCKET PARK DEDICATE TO COV FOR POCKET PARK 4142 S.F. 17 7736 S.F. LOT O 3 9 ' 65'
85'
43' 0'
70'
65' 64' 5 5' 85'
64'
58' 109' 30657 S.F. LOT L 4037 S.F. 94 4089 S.F. 93 4089 S.F. 92 4089 S.F. 91 4089 S.F. 90 4089 S.F. 89 4089 S.F. 88 4089 S.F. 87 4089 S.F. 86 4089 S.F. 85 4089 S.F. 84 4089 S.F. 83 4090 S.F. 82 4090 S.F. 81 4090 S.F. 80 4346 S.F. 79 69' 219'
8'
78'
4 2 ' 2 0' 12 2 ' 53' 69' 12' 2 4' 19'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 56'
79' 30' 2 4 ' 3 '
72'
79' 4336 S.F. 95
78'
73'
5 3' 75' DEDICATION TO COV POCKET PARK 29138 S.F. LOT Q 52'
20'
32'
57'
64'
8'
25 3 ' 53'
62'
53'
42'
43'
42'
42'
42'
42'
42'
36'
21'
113' 63'
48'
52'
4 7'
68'
4 4'
68'
68'
4 4'
68'
68'
68'
68'
4 7'
68'
68'
5 3' 75'
52'
75'
52'
6 3 ' BLOCK WALL
SHANNON PARKWAY DEDICATION TO COV POCKET PARK DEDICATION TO COV POCKET PARK DEDICATE TO COV FOR POCKET PARK 4053 S.F. 168 6666 S.F. 167 4611 S.F. 166 2992 S.F. 165 2680 S.F. 164 2680 S.F. 163 2680 S.F. 162 2680 S.F. 161 2680 S.F. 160 2680 S.F. 159 2685 S.F. 158 2201 S.F. LOT P 6449 S.F. 157 5330 S.F. 156 6' 62' 8' 87' 3 6 ' 68'
86'
68' 67' 68' 69' 41' 102' 37 '
87'
102' 84' 69'
37 ' 14 '
50' 67' 26'
40' 67' 40'
40' 67' 40'40' 67' 40'
40' 67' 40'
40' 67' 40'
40' 67' 40'40'
14' 26' 2 0'
43' 78'
3 6'
86' 2 5 '
109'
4 2' 41' 6 0' 8 6' 2 5 '
3 8 '
109' 8 6 '
80' 6 0 '
89' DEDICATION TO COV FOR POCKET PARK SD CONNECTION TO PROPOSED STORMWATER BASIN. PEDESTRIAN CONNECTION TO FUTURE COMMERCIAL BELISSA RESIDENTIAL COMMUNITY A PORTION OF LOT 2 OF SHANNON RANCH CENTRAL SUBDIVISION, RECORDED IN VOL. 40 OF MAPS, AT PAGE 99, TCR, LOCATED IN THE SE 1/4 OF SECTION 14, TOWNSHIP 18 SOUTH, 24 EAST, MDB&M, IN THE CITY OF VISALIA, COUNTY OF TULARE, STATE OF CALIFORNIA REQUESTING CUP FOR DENSITY SPREAD AND LOT SIZES THAT DO NOT MEET THE R-1 AND RM ZONING STANDARDS.
NORTH 0' 100' VICINITY MAP
DEMAREE ST PROJECT LOCATION RIVERWAY DRIVE APN: 077-050-004, 077-050-006 TOTAL AREA: 59.84 AC. (GROSS) ± EXISTING ZONING: AE-40 (COUNTY) PROPOSED ZONING: R-1-5 (PD) EXISTING USE: VACANT PROPOSED USE: RESIDENTIAL GENERAL PLAN DESIGNATION: LOW RESIDENTIAL MED DENSITY HIGH DENSITY NEIGHBORHOOD COMMERCIAL FLOOD ZONE: AE and X JURISDICTION: TULARE COUNTY - TO BE ANNEXED VISALIA UDB TIER: TIER 2 LAND USE TOTALS: AREA DU NET DENSITY LOW DENSITY RESIDENTIAL: 14.11 AC 159 11.27 DU/AC MEDIUM DENSITY RESIDENTIAL: 10.85 AC 150 13.76 DU/AC HIGH DENSITY RESIDENTIAL: 5.74 AC 168 29.24 DU/AC NEIGHBORHOOD COMMERCIAL: 7.50 AC PARKS/OPEN SPACE: 2.57 AC MODOC DITCH (LOTS Q & R) 1.20 LOCAL STREETS 14.65 AC COLLECTOR/ARTERIAL STREETS: 2.97 AC LANDSCAPE LOTS: 0.25 AC TOTAL 59.84 AC 477 VMC TITLE 18 - AGRICULTURAL PRESERVATION ORDINANCE TOTAL PRIME FARMLAND: 59.84 ACRES EXCLUSIONS (PER VMC 18.04.060 (C): 20.19 ACRES REQUIRED AGRICULTURAL LAND PRESERVATION: 39.65 ACRES GROSS DENSITY CALCS: GROSS AREA DU GROSS DENSITY LDR: 27.9 AC 159 5.7 DU/AC MDR: 15.0 AC 150 10.0 DU/AC HDR: 7.6 AC 168 22.1 DU/AC PARK/OPEN SPACE: 2.57 AC LOT C: 0.03 AC; LOT D: 0.10 AC; LOT G: 0.25 AC; LOT H: 0.24 AC; LOT I: 0.10 AC; LOT J: 0.17 AC; LOT K: 0.22 AC; LOT L: 0.70 AC; LOT N: 0.18 AC; LOT O: 0.18 AC; LOT P: 0.05 AC; MFR PARKSPACE: 0.36 AC MIN. REQUIRED (5% OF RESIDENTIAL AREA): 2.52 AC NOTES - LOTS A - P TO BE PART OF A LANDSCAPE & LIGHTING DISTRICT AND DEDICATED TO CITY OF VISALIA WITH THIS MAP. - PHASE 1 MDR LOTS SHALL BE NOTIFIED THAT PHASE 2 HDR SITE MAY CONSTRUCT 2 AND/OR 3 STORY DEVELOPMENT ADJACENT TO THEM. - 20-FT REAR YARD SETBACK REQUIRED FOR LOTS 1-3 & 130-143. - ALL OFF-SITES TO BE INSTALLED WITH PHASE 1. - SANITARY SEWER AND WATER UTILITIES TO TIE INTO EXISTING LINES ALONG RIVERWAY DRIVE AND DEMAREE STREET- ALL LOTS TO CONNECT TO REQUIRED TEMPORARY STORMWATER BASIN. POTENTIAL CONNECTION TO EXISTING SD SYSTEM TBD DURING CIVIL DESIGN. TENTATIVE SUBDIVISION MAP CONDITIONAL USE PERMIT (PUD) ANNEXATION AUGUST 28, 2023 PREPARED BY: 324 S. SANTA FE, STE. A VISALIA, CA 93292 TEL: 559.802.3052 FAX: 559.802.3215 www.4-creeks.com 525
7223 S.F. LOT J 20.00' 10.00' TELPED R E DI 316.89 FH LTE RR R TELPED TELPED
SPIGOT
TELPED R E DI 316.89 FH LTE RR R TELPED
TELPED
SPIGOT
TELPED R E DI 316.89 FH LTE RR R TELPED
TELPED
SPIGOT RIVERWAY DRIVE
DEMAREE STREET
LINWOOD ST
NEIGHBORHOOD COMMERCIAL TIER 1 TIER 2 MODOC DITCH MODOC DITCH EXISTING WILDHORSE SUBDIVISION EXISTING 15" SS EXISTING 10" SS
PROPOSED 15" SS
EXISTING LOWERY RANCH
Remainder Parcel - Future development DEDICATION TO COV 4129 S.F. POCKET PARK 1103932 S.F. 1092934 S.F. 1083004 S.F. 1072934 S.F. 1062934 S.F. 1052934 S.F. 1042934 S.F. 1033043 S.F. 102 3450 S.F. 101 4008 S.F. 96 3893 S.F. 97 3900 S.F. 98 3900 S.F. 99 4158 S.F. 78 7372 S.F. 774404 S.F. 76 4274 S.F. 75 3813 S.F. 18 3975 S.F. 15 3900 S.F. 14 3900 S.F. 13 3900 S.F. 12 3900 S.F. 11 3900 S.F. 10 3900 S.F. 9 3900 S.F. 8 3900 S.F. 7 3900 S.F. 6 4050 S.F. 5 4223 S.F. LOT D 4825 S.F. 3 4825 S.F. 2 4417 S.F. 60 4108 S.F. 61 4108 S.F. 62 4345 S.F. 63 4108 S.F. 64 4108 S.F. 65 4108 S.F. 66 4108 S.F. 67 4108 S.F. 68 4108 S.F. 69 4108 S.F. 70 4108 S.F. 71 4108 S.F. 723900 S.F. 46 3900 S.F. 47 3900 S.F. 48 3900 S.F. 49 3900 S.F. 50 3900 S.F. 51 3900 S.F. 52 3900 S.F. 53 3900 S.F. 54 4125 S.F. 55 3906 S.F. 56 4508 S.F. 57 4125 S.F. 34 3900 S.F. 35 3900 S.F. 36 3900 S.F. 37 3900 S.F. 38 3900 S.F. 39 3900 S.F. 40 3900 S.F. 41 3900 S.F. 42 3900 S.F. 43 3900 S.F. 22 3900 S.F. 23 3900 S.F. 24 3900 S.F. 25 3900 S.F. 26 3900 S.F. 27 3900 S.F. 28 3900 S.F. 29 3900 S.F. 30 4125 S.F. 31 2680 S.F. 268 2680 S.F. 267 2680 S.F. 266 2680 S.F. 265 2680 S.F. 264 2680 S.F. 263 2680 S.F. 262 2680 S.F. 261 2680 S.F. 260 2680 S.F. 259 2680 S.F. 256 2680 S.F. 255 2680 S.F. 254 2680 S.F. 253 2680 S.F. 252 2680 S.F. 251 2680 S.F. 250 2680 S.F. 249 2680 S.F. 248 2680 S.F. 247 3265 S.F. 1173107 S.F. 1162834 S.F. 115 3487 S.F. 1123472 S.F. 113 3128 S.F. 114 3169 S.F. 292 2680 S.F. 282 3200 S.F. 283 3673 S.F. 284 4973 S.F. 290 3352 S.F. 291 2680 S.F. 286 2680 S.F. 287 2680 S.F. 288 3402 S.F. 273 3402 S.F. 272 3402 S.F. 271 3400 S.F. 276 3400 S.F. 277 3400 S.F. 278 2915 S.F. 279 3114 S.F. 309 2678 S.F. 308 2678 S.F. 307 2678 S.F. 306 2679 S.F. 305 2679 S.F. 304 2679 S.F. 303 2679 S.F. 302 2679 S.F. 301 2679 S.F. 300 2679 S.F. 299 2679 S.F. 298 2679 S.F. 297 3014 S.F. 296 3014 S.F. 295 7833 S.F. LOT N 50' 38' 3 8 ' 68' 68' 16 ' 47 ' 68' 4 4 ' 4 5 ' 4 4 ' 4 4 ' 36' 16' 73'75' 75' 75' 76' 72' 4 4 ' 79' 60' 79' 4 4 ' 68' 68' 4 0' 19 ' 75' 75' 5 ' 52' 75' 75' 4' 2 4 ' 11' 2 4 ' 21' 75' 53' 75' 75' 52' 75'
75' 52' 75'
75' 52' 75'
75' 52' 75'
75' 52' 75'
75' 52' 75'
75' 52' 75'
75' 52' 75'
75' 52' 75'
75' 54' 75' 8'
96' 80' 50'
96' 50'
96' 50'
96' 50'
96' 52' 91' 35' 18'
79' 52' 79' 52'
79' 52' 79' 52'
79' 55' 79' 55'
79' 52' 79' 52'
79' 52' 79' 52'
79' 52' 79' 52'
79' 52' 79' 52'
79' 52' 79' 52'
79' 52' 79' 52'
79' 52' 79' 52'
79' 52' 79' 52'
79' 52' 79' 52'
79' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 55' 75' 55'
75' 52' 76' 19 ' 33'
75' 52' 18' 86' 4 2'
76' 55' 75' 55'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 55' 75' 55'
75' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 13' 41' 6' 67' 20' 49' 61' 42' 23' 45' 61'
42' 20' 73' 42' 23' 70' 47' 70' 39' 91'
40' 13' 74' 40' 67' 13' 40' 80' 40'
46' 45' 35' 46' 5' 40' 40' 37'
40' 95' 13' 3 3 ' 35' 5' 67' 40' 40' 67' 40'
67' 67' 40' 81' 42' 81' 24' 18'
42' 81' 26' 16'42' 81' 28' 22' 18' 85' 24' 16' 85' 40'
26' 14' 40' 45' 40' 28' 45' 40'
73' 47' 65' 2 6 ' 21'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 45' 67' 45'
67' 45' 67' 45'
67' 272' 10 2 ' 126' 5 3 '
65' 2720 S.F. 221 2720 S.F. 220 2720 S.F. 219 2720 S.F. 218 2720 S.F. 217 2720 S.F. 216 2720 S.F. 215 2720 S.F. 214 2720 S.F. 213 2720 S.F. 212 2720 S.F. 209 2720 S.F. 208 2720 S.F. 207 2720 S.F. 206 2720 S.F. 205 2720 S.F. 204 2720 S.F. 203 2720 S.F. 202 2720 S.F. 201 2720 S.F. 200 2720 S.F. 198 2720 S.F. 197 2720 S.F. 196 2720 S.F. 195 2720 S.F. 194 2720 S.F. 193 2720 S.F. 192 2720 S.F. 191 2720 S.F. 190 2720 S.F. 187 2720 S.F. 186 2720 S.F. 185 2720 S.F. 184 2720 S.F. 183 2720 S.F. 182 2720 S.F. 181 2720 S.F. 180 2720 S.F. 17940' 68' 40' 68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 4 7' 4 4' 68' 4 4 ' 68' 68' 68' 75' 75'
75' 3841 S.F. 4 23116 S.F. LOT R 1186 S.F. LOT C 54' 75' 63' 121' 52' 52' 52' 52' 52' 52' 52' 53' 55' 86' 44' 52' 42' 56' 7.6 ac MULTIFAMILY 3999 S.F. 16 7.51 ac SHANNON PARKWAY 3019 S.F. 258 3087 S.F. 25711062 S.F. LOT G 3139 S.F. 222 3149 S.F. 199 10423 S.F. LOT H26' 26' 67' 49' 10' 4 0 ' 67' 49' 67' 29' 28' 47'
67' 28' 64' 68' 68' 64' 28' 96'
68' 68' 28' 29' 68' 49' 48'
68' 49' 68' 29' 28' 48'
68' 28' 64' 67' 8'68' 56' 28' 95' 3378 S.F. 125 4214 S.F. LOT I 4492 S.F. 143 702 S.F. LOT E 3654 S.F. 142 3654 S.F. 141 3654 S.F. 140 3654 S.F. 139 3654 S.F. 138 3654 S.F. 137 3654 S.F. 136 3654 S.F. 135 3654 S.F. 134 3654 S.F. 133 3654 S.F. 132 3654 S.F. 131 3654 S.F. 130 4370 S.F. 129 4620 S.F. 128 4620 S.F. 127 4854 S.F. 126 3150 S.F. 124 3150 S.F. 123 4409 S.F. 122 4846 S.F. 121 4862 S.F. 120 4862 S.F. 119 29' 30' 3 5 ' 18' 47' 75' 18 ' 18' 32' 66' 82' 49 '
44' 16'
50' 23'
42' 87' 42'
42' 87' 42'42' 87' 42'
42' 87' 42'42' 87' 42'
42' 87' 42'42' 87' 42'42' 87' 42'
42' 87' 42'42' 87' 42'
42' 87' 42'42' 87' 42'
42' 87' 42'42' 87' 11' 23' 31'
42' 110' 11' 31'42' 110' 11' 31' 47' 42' 21' 44' 110' 11' 33' 42' 75' 42' 75' 42' 75' 21' 21' 9' 66' 82' 9'21' 33' 114' 43 '
11' 31' 116' 16' 2 6 '11' 31' 116' 42'11' 31' 116' 42' 4636 S.F. 130' 28' 77' 50' 96' 96' 4 7' 24' 98' 4 2' 73' 6222 S.F. 334527 S.F. 3233' 5 3 ' 30' 3 9 ' 74' 75' 75' 74' 60 ' 26' 37'
75' 75' 7024 S.F. 59 6462 S.F. 58 7 4' 28' 6 2' 14' 52' 91' 79' 35' 52' 90' 27' 3 7 ' 86' 76' 4660 S.F. 734430 S.F. 454458 S.F. 444473 S.F. 2128' 41' 79' 62' 59' 79' 62' 75' 42' 28' 55'
75' 28' 42' 75' 62' 55'
75' 62' 75' 42' 28' 55'
75' 4033 S.F. 20 3900 S.F. 19 4721 S.F. 74 3553 S.F. LOT A3692 S.F. LOT B 14' 46' 75' 52' 75' 26 ' 64' 55' 75'
85' 75' 57' 50' 21' 50' 75' 68' 14'50' 21' 41' 52' 58' 17' 54' 52' 43 ' 3472 S.F. 118 3533 S.F. 111 3432 S.F. 294 516 S.F. LOT M 61' 31' 2 4' 74' 47' 67' 42' 22' 54' 47' 13' 74' 37 ' 73' 46 ' 52' 67' 42' 14' 67' 10' 57' 15' 8 ' 38' 3315 S.F. 289 9729 S.F. LOT K 37' 67' 42' 35' 43' 40' 67' 37'53' 61' 18' 4 5' 22' 107' 35' 4 4 ' 61' 39' 91' 4 4' 3083 S.F. 280 2819 S.F. 285 45' 73' 25' 28' 53' 45' 40' 47' 28' 25' 67' 35' 46' 40'
67' 2827 S.F. 269 2819 S.F. 246 3451 S.F. 270 25' 28' 47' 45' 67' 67' 45' 47' 28' 25'
67' 67'
25' 28' 61' 45' 28' 14' 5221 S.F. 274 3632 S.F. 275 2819 S.F. 281 2955 S.F. 293 61' 28' 47' 81' 22' 45' 85' 40' 18' 28' 65' 45' 85' 25' 47' 28' 25' 67' 45' 67' 40' 26' 48' 45' 73' 2 9' 74' 4 2' 2720 S.F. 178 2720 S.F. 177 2720 S.F. 176 2720 S.F. 175 2720 S.F. 174 2720 S.F. 173 2720 S.F. 172 2720 S.F. 171 2720 S.F. 170 2720 S.F. 169 8373 S.F. 234 3739 S.F. 233 2682 S.F. 232 2680 S.F. 231 2680 S.F. 230 2680 S.F. 229 2680 S.F. 228 2680 S.F. 227 2680 S.F. 226 2680 S.F. 225 2680 S.F. 224 2680 S.F. 22332' 8' 68' 40' 68'
95' 32' 8' 68' 40'
68' 32' 8' 68' 40'
68' 32' 8' 68' 40'
68' 32' 8' 68' 40'
68' 32' 8' 68' 40'
68' 32' 8' 68' 40'
68' 32' 8' 68' 40'
68' 32' 8' 68' 40'
68' 32' 8' 68' 2 ' 38'
68' 83' 76' 69' 6' 86' 40 ' 86' 62'
68' 10 ' 30' 68' 8' 32'
67' 40' 67' 8' 32'
67' 40' 67' 8' 32'
67' 40' 67' 8' 32'
67' 40' 67' 8' 32'
67' 40' 67' 8' 32'
67' 40' 67' 8' 32'
67' 40' 67' 8' 32'
67' 40' 67' 8' 32'
67' 40' 67' 8' 32'
67' 2966 S.F. 245 2680 S.F. 244 2680 S.F. 243 2680 S.F. 242 2680 S.F. 241 2680 S.F. 240 2680 S.F. 239 2680 S.F. 238 2680 S.F. 237 2680 S.F. 236 4130 S.F. 235 28' 31' 17' 48' 67' 27' 40' 67' 40'40' 67' 40'
40' 67' 40'
40' 67' 40'40' 67' 40'
40' 67' 40'
40' 67' 40'40' 67' 40'
40' 67' 40' 5'
66' 10'83' 3 6' 3 9 ' 2398 S.F. LOT F 4491 S.F. 145 4491 S.F. 146 4491 S.F. 147 4491 S.F. 148 4492 S.F. 149 4492 S.F. 150 4492 S.F. 151 4492 S.F. 152 4200 S.F. 153 3745 S.F. 154 4119 S.F. 155 5374 S.F. 144 10' 2 ' 30' 1' 4 2' 40'
112' 40'
112' 40'
112' 40'
112' 40'
112' 40'
112' 40'
112' 40'
112' 40'
112' 40'
112' 40'
112' 40'
112' 40'
112' 40'
112' 40'
111' 40'
112' 40'
99'
111' 40' 89'
99' 18' 22' 80' 6 0 '
35' 28' 33'
112' 43' 3 5 ' 2 4' 3212 S.F. 189 3203 S.F. 188 2872 S.F. 211 2864 S.F. 210 30' 28' 48' 50' 68' 68' 50' 48' 28' 30'
68' 68' 25' 28' 48' 45'
68' 68' 45' 48' 28' 25'
68' 68' 4546 S.F. 1002' 75' 40' 32' 6 3 ' 52' DEDICATION TO COV POCKET PARK 4142 S.F. 17 7736 S.F. LOT O 39 ' 65' 85' 43 ' 0' 70' 65' 64' 5 5 ' 85' 64' 58' 109' 30657 S.F. LOT L 4037 S.F. 94 4089 S.F. 93 4089 S.F. 92 4089 S.F. 91 4089 S.F. 90 4089 S.F. 89 4089 S.F. 88 4089 S.F. 87 4089 S.F. 86 4089 S.F. 85 4089 S.F. 84 4089 S.F. 83 4090 S.F. 82 4090 S.F. 81 4090 S.F. 80 4346 S.F. 79 69' 219'8' 78' 4 2' 2 0' 12 2 ' 53' 69' 12 ' 2 4' 19'
79' 52' 79' 52'
79' 52' 79' 52'
79' 52' 79' 52'
79' 52' 79' 52'
79' 52' 79' 52'
79' 52' 79' 52'
79' 52' 79' 52'
79' 52' 79' 52'
79' 52' 79' 52'
79' 52' 79' 52'
79' 52' 79' 52'
79' 52' 79' 52'
79' 52' 79' 52'
79' 52' 79' 52'
79' 56' 79' 30' 2 4 ' 3 ' 72' 79' 4336 S.F. 95 78' 73' 5 3 ' 75' DEDICATION TO COV POCKET PARK 29138 S.F. LOT Q 52' 20' 32' 57' 64' 8' 25 3 ' 53' 62' 53' 42' 43' 42' 42' 42' 42' 42' 36' 21' 113' 63' 48' 52' 4 7' 68' 4 4' 68' 68' 4 4 ' 68' 68' 68' 68' 47 ' 68' 68' 5 3 ' 75' 52' 75' 52' 6 3 ' SHANNON PARKWAY DEDICATION TO COV POCKET PARK DEDICATION TO COV POCKET PARK 4053 S.F. 168 6666 S.F. 167 4611 S.F. 166 2992 S.F. 165 2680 S.F. 164 2680 S.F. 163 2680 S.F. 162 2680 S.F. 161 2680 S.F. 160 2680 S.F. 159 2685 S.F. 158 2201 S.F. LOT P 6449 S.F. 157 5330 S.F. 156 6' 62' 8' 87' 3 6 ' 68' 86' 68' 67' 68' 69' 41' 102' 3 7 ' 87'102' 84' 69' 3 7' 14 ' 50' 67' 26'40' 67' 40'
40' 67' 40'
40' 67' 40'40' 67' 40'
40' 67' 40'
40' 67' 40'40' 14 ' 26' 2 0'
43' 78' 3 6 '
86' 2 5 ' 109' 4 2' 41' 6 0 ' 8 6 ' 2 5 ' 3 8 ' 109' 8 6 ' 80' 6 0 ' 89' DEDICATION TO COV FOR POCKET PARK BELISSA RESIDENTIAL COMMUNITY A PORTION OF LOT 2 OF SHANNON RANCH CENTRAL SUBDIVISION, RECORDED IN VOL. 40 OF MAPS, AT PAGE 99, TCR, LOCATED IN THE SE 1/4 OF SECTION 14, TOWNSHIP 18 SOUTH, 24 EAST, MDB&M, IN THE CITY OF VISALIA, COUNTY OF TULARE, STATE OF CALIFORNIA REQUESTING CUP FOR DENSITY SPREAD AND LOT SIZES THAT DO NOT MEET THE R-1 AND RM ZONING STANDARDS.
NORTH 0' 120' VICINITY MAP
DEMAREE ST PROJECT LOCATION RIVERWAY DRIVE TENTATIVE SUBDIVISION MAP CONDITIONAL USE PERMIT (PUD) ANNEXATION AUGUST 28, 2023 PREPARED BY: 324 S. SANTA FE, STE. A VISALIA, CA 93292 TEL: 559.802.3052 FAX: 559.802.3215 www.4-creeks.com APN: 077-050-004, 077-050-006 TOTAL AREA: 59.84 AC. (GROSS) ± EXISTING ZONING: AE-40 (COUNTY) PROPOSED ZONING: R-1-5 (PD) EXISTING USE: VACANT PROPOSED USE: RESIDENTIAL GENERAL PLAN DESIGNATION: LOW RESIDENTIAL MED DENSITY HIGH DENSITY NEIGHBORHOOD COMMERCIAL FLOOD ZONE: AE and X JURISDICTION: TULARE COUNTY - TO BE ANNEXED VISALIA UDB TIER: TIER 2 LAND USE TOTALS: AREA DU NET DENSITY LOW DENSITY RESIDENTIAL: 14.11 AC 159 11.27 DU/AC MEDIUM DENSITY RESIDENTIAL: 10.85 AC 150 13.76 DU/AC HIGH DENSITY RESIDENTIAL: 5.74 AC 168 29.24 DU/AC NEIGHBORHOOD COMMERCIAL: 7.50 AC PARKS/OPEN SPACE: 2.57 AC MODOC DITCH (LOTS Q & R) 1.20 LOCAL STREETS 14.65 AC COLLECTOR/ARTERIAL STREETS: 2.97 AC LANDSCAPE LOTS: 0.25 AC TOTAL 59.84 AC 477 VMC TITLE 18 - AGRICULTURAL PRESERVATION ORDINANCE TOTAL PRIME FARMLAND: 59.84 ACRES EXCLUSIONS (PER VMC 18.04.060 (C): 20.19 ACRES REQUIRED AGRICULTURAL LAND PRESERVATION: 39.65 ACRES GROSS DENSITY CALCS: GROSS AREA DU GROSS DENSITY LDR: 27.9 AC 159 5.7 DU/AC MDR: 15.0 AC 150 10.0 DU/AC HDR: 7.6 AC 168 22.1 DU/AC PARK/OPEN SPACE: 2.57 AC LOT C: 0.03 AC; LOT D: 0.10 AC; LOT G: 0.25 AC; LOT H: 0.24 AC; LOT I: 0.10 AC; LOT J: 0.17 AC; LOT K: 0.22 AC; LOT L: 0.70 AC; LOT N: 0.18 AC; LOT O: 0.18 AC; LOT P: 0.05 AC; MFR PARKSPACE: 0.36 AC MIN. REQUIRED (5% OF RESIDENTIAL AREA): 2.52 AC NOTES - LOTS A - P TO BE PART OF A LANDSCAPE & LIGHTING DISTRICT AND DEDICATED TO CITY OF VISALIA WITH THIS MAP. - PHASE 1 MDR LOTS SHALL BE NOTIFIED THAT PHASE 2 HDR SITE MAY CONSTRUCT 2 AND/OR 3 STORY DEVELOPMENT ADJACENT TO THEM. - 20-FT REAR YARD SETBACK REQUIRED FOR LOTS 1-3 & 130-143. - ALL OFF-SITES TO BE INSTALLED WITH PHASE 1. - SANITARY SEWER AND WATER UTILITIES TO TIE INTO EXISTING LINES ALONG RIVERWAY DRIVE AND DEMAREE STREET - ALL LOTS TO CONNECT TO REQUIRED TEMPORARY STORMWATER BASIN. POTENTIAL CONNECTION TO EXISTING SD SYSTEM TBD DURING CIVIL DESIGN. 526
7223 S.F. LOT J 20.00' 10.00' BOL TELPED
318.12 WALL
317.97 WALL PP PP PP 314.20 P 314.14 P 314.26 P BOL BOL BOLBOL BOL
BOL PP PP PP PP PP PP PP PP PP R FH LTE 313.99 P 313.79 313.88 P P 313.92 P 317.08 P PP PP PPPPPP PP PP PP PP RR R TELPED TELPED 315.17 WALL 315.27 WALL 315.15 WALL 315.03 WALL SPIGOT WM BOL TELPED 318.12 WALL 317.97 WALL PP PP PP 314.20 P 314.14 P 314.26 P BOL BOL BOLBOLBOL BOL PP PP PP PP PP PP PP PP PP R FH LTE 313.99 P 313.79 313.88 P P 313.92 P 317.08 P PP PP PPPPPP PP PP PP PP RR R TELPED TELPED 315.17 WALL 315.27 WALL 315.15 WALL 315.03 WALL SPIGOT WM BOL TELPED 318.12 WALL 317.97 WALL PP PP PP 314.20 P 314.14 P 314.26 P BOL BOL BOLBOLBOL BOL PP PP PP PP PP PP PP PP PP R FH LTE 313.99 P 313.79 313.88 P P 313.92 P 317.08 P PP PP PPPPPP PP PP PP PP RR R TELPED TELPED 315.17 WALL 315.27 WALL 315.15 WALL 315.03 WALL SPIGOT WM MODOC DITCH MODOC DITCH EXISTING 15" SS EXISTING 10" SS
PROPOSED 15" SS 4129 S.F. 1103932 S.F. 109 2934 S.F. 1083004 S.F. 1072934 S.F. 106 2934 S.F. 105 2934 S.F. 104 2934 S.F. 103 3043 S.F. 102 3450 S.F. 101 4008 S.F. 96 3893 S.F. 97 3900 S.F. 98 3900 S.F. 99 4158 S.F. 78 7372 S.F. 774404 S.F. 76 4274 S.F. 75 3813 S.F. 18 3975 S.F. 15 3900 S.F. 14 3900 S.F. 13 3900 S.F. 12 3900 S.F. 11 3900 S.F. 10 3900 S.F. 9 3900 S.F. 8 3900 S.F. 7 3900 S.F. 6 4050 S.F. 5 4223 S.F. LOT D 4825 S.F. 3 4825 S.F. 2 4417 S.F. 60 4108 S.F. 61 4108 S.F. 62 4345 S.F. 63 4108 S.F. 64 4108 S.F. 65 4108 S.F. 66 4108 S.F. 67 4108 S.F. 68 4108 S.F. 69 4108 S.F. 70 4108 S.F. 71 4108 S.F. 723900 S.F. 46 3900 S.F. 47 3900 S.F. 48 3900 S.F. 49 3900 S.F. 50 3900 S.F. 51 3900 S.F. 52 3900 S.F. 53 3900 S.F. 54 4125 S.F. 55 3906 S.F. 56 4508 S.F. 57 4125 S.F. 34 3900 S.F. 35 3900 S.F. 36 3900 S.F. 37 3900 S.F. 38 3900 S.F. 39 3900 S.F. 40 3900 S.F. 41 3900 S.F. 42 3900 S.F. 433900 S.F. 22 3900 S.F. 23 3900 S.F. 24 3900 S.F. 25 3900 S.F. 26 3900 S.F. 27 3900 S.F. 28 3900 S.F. 29 3900 S.F. 30 4125 S.F. 31 2680 S.F. 268 2680 S.F. 267 2680 S.F. 266 2680 S.F. 265 2680 S.F. 264 2680 S.F. 263 2680 S.F. 262 2680 S.F. 261 2680 S.F. 260 2680 S.F. 259 2680 S.F. 256 2680 S.F. 255 2680 S.F. 254 2680 S.F. 253 2680 S.F. 252 2680 S.F. 251 2680 S.F. 250 2680 S.F. 249 2680 S.F. 248 2680 S.F. 247 3265 S.F. 1173107 S.F. 116 2834 S.F. 115 3487 S.F. 112 3472 S.F. 113 3128 S.F. 114 3169 S.F. 292 2680 S.F. 2823200 S.F. 283 3673 S.F. 284 4973 S.F. 290 3352 S.F. 291 2680 S.F. 286 2680 S.F. 287 2680 S.F. 288 3402 S.F. 273 3402 S.F. 272 3402 S.F. 271 3400 S.F. 276 3400 S.F. 277 3400 S.F. 278 2915 S.F. 279 3114 S.F. 309 2678 S.F. 308 2678 S.F. 307 2678 S.F. 306 2679 S.F. 305 2679 S.F. 304 2679 S.F. 303 2679 S.F. 302 2679 S.F. 301 2679 S.F. 300 2679 S.F. 299 2679 S.F. 298 2679 S.F. 297 3014 S.F. 296 3014 S.F. 295 7833 S.F. LOT N 50' 38' 3 8 ' 68' 68' 16 ' 4 7' 68' 4 4 ' 4 5 ' 4 4 ' 4 4 ' 36' 16' 73'75' 75' 75' 76' 72' 4 4 ' 79' 60' 79' 4 4 ' 68' 68' 4 0 ' 19 ' 75' 75' 5 ' 52' 75' 75' 4' 2 4 ' 1 ' 2 4 ' 21' 75' 53' 75' 75' 52' 75'
75' 52' 75'
75' 52' 75'
75' 52' 75'
75' 52' 75'
75' 52' 75'
75' 52' 75'
75' 52' 75'
75' 52' 75'
75' 54' 75' 8'
96' 80' 50'
96' 50'
96' 50'
96' 50'
96' 52'
91' 35' 18'
79' 52'
79' 52'
79' 52'
79' 52'
79' 55'
79' 55'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 55' 75' 55'
75' 52' 76' 19 ' 33'
75' 52' 18' 86' 4 2 '
76' 55' 75' 55'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 52' 75' 52'
75' 55' 75' 55'
75' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 13' 41' 6' 67' 20' 49' 61' 42' 23' 45' 61'
42' 20' 73' 42' 23' 70' 47' 70' 39' 91'
40' 13' 74' 40' 67' 13' 40' 80' 40'
46' 45' 35' 46' 5' 40' 40' 37'
40' 95' 13' 3 3 ' 35' 5' 67' 40' 40' 67' 40'
67' 67' 40' 81' 42' 81' 24' 18'
42' 81' 26' 16'
42' 81' 28' 22' 18' 85' 24' 16' 85' 40'
26' 14' 40' 45' 40' 28' 45' 40'
73' 47' 65' 2 6 ' 21'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 45' 67' 45'
67' 45' 67' 45'
67' 272' 10 2' 126' 5 3 '
65' 2720 S.F. 221 2720 S.F. 220 2720 S.F. 219 2720 S.F. 218 2720 S.F. 217 2720 S.F. 216 2720 S.F. 215 2720 S.F. 214 2720 S.F. 213 2720 S.F. 212 2720 S.F. 209 2720 S.F. 208 2720 S.F. 207 2720 S.F. 206 2720 S.F. 205 2720 S.F. 204 2720 S.F. 203 2720 S.F. 202 2720 S.F. 201 2720 S.F. 200 2720 S.F. 198 2720 S.F. 197 2720 S.F. 196 2720 S.F. 195 2720 S.F. 194 2720 S.F. 193 2720 S.F. 192 2720 S.F. 191 2720 S.F. 190 2720 S.F. 187 2720 S.F. 186 2720 S.F. 185 2720 S.F. 184 2720 S.F. 183 2720 S.F. 182 2720 S.F. 181 2720 S.F. 180 2720 S.F. 17940' 68' 40' 68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 40' 68' 40'
68' 4 7' 4 4' 68' 4 4' 68' 68' 68' 75'75'
75' 3841 S.F. 4 23116 S.F. LOT R 1186 S.F. LOT C 54' 75' 63' 121' 52' 52' 52' 52' 52' 53' 55' 86' 44' 52' 52' 52' 42' 56' 3999 S.F. 16 GATE IN FENCE TO PROVIDE PEDESTRIAN ACCESS TO STREET HDR PHASE 4 NEIGHBORHOOD COMMERCIAL Remainder Parcel - Future development 7.6 ac 3019 S.F. 258 3087 S.F. 257 11062 S.F. LOT G 3139 S.F. 222 3149 S.F. 199 10423 S.F. LOT H26' 26' 67' 49' 10' 4 0 ' 67' 49' 67' 29' 28' 47'
67' 28' 64' 68' 68' 64' 28'
96'
68' 68' 28' 29' 68' 49' 48'
68' 49' 68' 29' 28' 48'
68' 28' 64' 67' 8'68' 56' 28'
95' 3378 S.F. 125 4214 S.F. LOT I 4492 S.F. 143 702 S.F. LOT E 3654 S.F. 142 3654 S.F. 141 3654 S.F. 140 3654 S.F. 139 3654 S.F. 138 3654 S.F. 137 3654 S.F. 136 3654 S.F. 135 3654 S.F. 134 3654 S.F. 133 3654 S.F. 132 3654 S.F. 131 3654 S.F. 130 4370 S.F. 129 4620 S.F. 128 4620 S.F. 127 4854 S.F. 126 3150 S.F. 124 3150 S.F. 123 4409 S.F. 122 4846 S.F. 121 4862 S.F. 120 4862 S.F. 119 29' 30' 3 5 ' 18' 47' 75' 18 ' 18' 32' 66' 82' 49 '
44' 16'
50' 23'
42' 87' 42'42' 87' 42'
42' 87' 42'42' 87' 42'
42' 87' 42'
42' 87' 42'42' 87' 42'
42' 87' 42'42' 87' 42'
42' 87' 42'42' 87' 42'
42' 87' 42'42' 87' 42'
42' 87' 23' 11' 31'42' 110' 11' 31'
42' 110' 11' 31' 47' 42' 21' 44' 110' 11' 33' 42' 75' 42' 75' 42' 75' 21' 21' 9' 66' 82' 9'21' 33' 114' 4 3 '
11' 31' 116' 16' 2 6 '11' 31' 116' 42'
11' 31' 116' 42' 4636 S.F. 130' 28' 77' 50'
96'
96' 47 ' 24' 98' 4 2 ' 73' 6222 S.F. 33 4527 S.F. 3233' 5 3 ' 30' 3 9 ' 74' 75'
75' 74' 60 ' 26' 37'
75'
75' 7024 S.F. 59 6462 S.F. 58 7 4' 28' 6 2' 14' 52'
91'
79' 35' 52' 90' 27' 3 7' 86'
76' 4660 S.F. 734430 S.F. 454458 S.F. 444473 S.F. 2128' 41' 79' 62'
59'
79' 62' 75' 42' 28' 55'
75' 28' 42' 75' 62'
55'
75' 62' 75' 42' 28' 55'
75' 4033 S.F. 20 3900 S.F. 19 4721 S.F. 74 3553 S.F. LOT A3692 S.F. LOT B 14' 46' 75' 52' 75' 2 6' 64' 55' 75'
85' 75' 57' 50' 21' 50' 75' 68' 14'50' 21' 41' 52' 58' 17' 54' 52' 43' 3472 S.F. 118 3533 S.F. 111 3432 S.F. 294 516 S.F. LOT M 61' 31' 2 4' 74' 47' 67' 42' 22' 54' 47' 13' 74' 37 ' 73' 4 6 ' 52' 67' 42' 14' 67' 10' 57' 15' 8 ' 38' 3315 S.F. 289 9729 S.F. LOT K 37' 67' 42' 35' 43' 40' 67' 37'53' 61' 18' 4 5' 22' 107' 35' 4 4 ' 61' 39' 91' 4 4 ' 3083 S.F. 280 2819 S.F. 285 45' 73' 25' 28' 53' 45' 40' 47' 28' 25' 67' 35' 46' 40'
67' 2827 S.F. 269 2819 S.F. 246 3451 S.F. 270 25' 28' 47' 45' 67' 67' 45' 47' 28' 25'
67' 67'
25' 28' 61' 45' 28' 14' 5221 S.F. 274 3632 S.F. 275 2819 S.F. 281 2955 S.F. 293 61' 28' 47' 81' 22' 45' 85' 40' 18' 28' 65' 45' 85' 25' 47' 28' 25' 67' 45' 67' 40' 26' 48' 45' 73' 2 9 ' 74' 4 2 ' 2720 S.F. 178 2720 S.F. 177 2720 S.F. 176 2720 S.F. 175 2720 S.F. 174 2720 S.F. 173 2720 S.F. 172 2720 S.F. 171 2720 S.F. 170 2720 S.F. 169 8373 S.F. 234 3739 S.F. 233 2682 S.F. 232 2680 S.F. 231 2680 S.F. 230 2680 S.F. 229 2680 S.F. 228 2680 S.F. 227 2680 S.F. 226 2680 S.F. 225 2680 S.F. 224 2680 S.F. 22332' 8' 68' 40' 68'
95' 32' 8' 68' 40'
68' 32' 8' 68' 40'
68' 32' 8' 68' 40'
68' 32' 8' 68' 40'
68' 32' 8' 68' 40'
68' 32' 8' 68' 40'
68' 32' 8' 68' 40'
68' 32' 8' 68' 40'
68' 32' 8' 68' 2 ' 38'
68' 83' 76' 69' 6' 86' 4 0 ' 86' 62'
68' 10 ' 30' 68' 8' 32'
67' 40' 67' 8' 32'
67' 40' 67' 8' 32'
67' 40' 67' 8' 32'
67' 40' 67' 8' 32'
67' 40' 67' 8' 32'
67' 40' 67' 8' 32'
67' 40' 67' 8' 32'
67' 40' 67' 8' 32'
67' 40' 67' 8' 32'
67' 2966 S.F. 245 2680 S.F. 244 2680 S.F. 243 2680 S.F. 242 2680 S.F. 241 2680 S.F. 240 2680 S.F. 239 2680 S.F. 238 2680 S.F. 237 2680 S.F. 236 4130 S.F. 235 28' 31' 17' 48' 67' 27' 40' 67' 40'
40' 67' 40'
40' 67' 40'40' 67' 40'
40' 67' 40'
40' 67' 40'
40' 67' 40'40' 67' 40'
40' 67' 40' 5'
66' 10' 83' 3 6 ' 3 9 ' 2398 S.F. LOT F 4491 S.F. 145 4491 S.F. 146 4491 S.F. 147 4491 S.F. 148 4492 S.F. 149 4492 S.F. 150 4492 S.F. 151 4492 S.F. 152 4200 S.F. 153 3745 S.F. 154 4119 S.F. 155 5374 S.F. 144 10' 2 2 2 ' 30' 1' 4 2' 40'
112' 40'
112' 40'
112' 40'
112' 40'
112' 40'
112' 40'
112' 40'
112' 40'
112' 40'
112' 40'
112' 40'
112' 40'
112' 40'
112' 40'
111' 40'
112' 40'
99'
111' 40'
89'
99' 18 ' 22' 80' 6 0 '
35' 28' 33'
112' 43' 3 5 ' 2 4 ' 3212 S.F. 189 3203 S.F. 188 2872 S.F. 211 2864 S.F. 210 30' 28' 48' 50' 68' 68' 50' 48' 28' 30'
68' 68' 25' 28' 48' 45'
68' 68' 45' 48' 28' 25'
68' 68' 4546 S.F. 1002' 75' 40' 32' 6 3 ' 52' 4142 S.F. 17 7736 S.F. LOT O 3 9 ' 65' 85' 43' 0' 70' 65' 64' 5 5' 85' 64'
58' 109' 30657 S.F. LOT L 4037 S.F. 94 4089 S.F. 93 4089 S.F. 92 4089 S.F. 91 4089 S.F. 90 4089 S.F. 89 4089 S.F. 88 4089 S.F. 87 4089 S.F. 86 4089 S.F. 85 4089 S.F. 84 4089 S.F. 83 4090 S.F. 82 4090 S.F. 81 4090 S.F. 80 4346 S.F. 79 69' 219' 8' 78' 4 2 ' 2 0' 12 2 ' 53' 69' 12' 2 4' 19'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
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79' 30' 2 4 ' 3 '
72' 79' 4336 S.F. 95 78' 73' 5 3' 75' 29138 S.F. LOT Q 52' 20' 32' 57' 64' 8' 25 3 ' 53' 62' 53' 42' 43' 42' 42' 42' 42' 42' 36' 21' 113' 63' 48' 52' 4 7' 68' 4 4' 68' 68' 4 4' 68' 68' 68' 68' 4 7' 68' 68' 5 3' 75' 52' 75' 52' 6 3 ' PHASE 5 PHASE 2PHASE 3 PHASE 2 PHASE 1 4053 S.F. 168 6666 S.F. 167 4611 S.F. 166 2992 S.F. 165 2680 S.F. 164 2680 S.F. 163 2680 S.F. 162 2680 S.F. 161 2680 S.F. 160 2680 S.F. 159 2685 S.F. 158 2201 S.F. LOT P 6449 S.F. 157 5330 S.F. 156 6' 62' 8' 87' 3 6 ' 68' 86'
68' 67' 68' 69' 41' 102' 37 ' 87'102' 84' 69' 37 ' 14 ' 50' 67' 26'
40' 67' 40'
40' 67' 40'40' 67' 40'
40' 67' 40'
40' 67' 40'
40' 67' 40'40' 14' 26' 2 0'
43' 78' 3 6'
86' 2 5 ' 109' 4 2' 41' 6 0' 8 6' 2 5 ' 3 8 ' 109' 8 6 ' 80' 6 0 ' 89' BELISSA RESIDENTIAL COMMUNITY A PORTION OF LOT 2 OF SHANNON RANCH CENTRAL SUBDIVISION, RECORDED IN VOL. 40 OF MAPS, AT PAGE 99, TCR, LOCATED IN THE SE 1/4 OF SECTION 14, TOWNSHIP 18 SOUTH, 24 EAST, MDB&M, IN THE CITY OF VISALIA, COUNTY OF TULARE, STATE OF CALIFORNIA REQUESTING CUP FOR DENSITY SPREAD AND LOT SIZES THAT DO NOT MEET THE R-1 AND RM ZONING STANDARDS.
NORTH 0' 100' VICINITY MAP
DEMAREE ST PROJECT LOCATION RIVERWAY DRIVE PHASING PLAN: PHASE 1: SINGLE-FAMILY RESIDENTIAL (146 UNITS), DEMAREE STREET IMPROVEMENTS ALONG PHASE 1 BOUNDARY PHASE 2: SINGLE-FAMILY RESIDENTIAL (109 UNITS), DEMAREE STREET IMPROVEMENTS ALONG PHASE 2 BOUNDARY PHASE 3: SINGLE FAMILY RESIDENTIAL (54 UNITS) PHASE 4: MULTIFAMILY RESIDENTIAL, LINWOOD STREET IMPROVEMENTS ALONG PHASE 4 BOUNDARY PHASE 5: NEIGHBORHOOD COMMERCIAL, SHANNON PARKWAY AND LINWOOD STREET IMPROVEMENTS ALONG PHASE 5 BOUNDARY. PHASING PLAN CONDITIONAL USE PERMIT (PUD) ANNEXATION AUGUST 28, 2023 PREPARED BY: 324 S. SANTA FE, STE. A VISALIA, CA 93292 TEL: 559.802.3052 FAX: 559.802.3215 www.4-creeks.com 527
11.39' 3.00' 10.00' 5.00' 5.00' 20.00' 16.00' SINGLE FAMILY HOUSING ARIETTE SETBACKS 40.00' 45.00' 42.00' 87.00' 30.00' PLAN 1806 PLAN 1955 PLAN 1553 20.00' 68.00' 12.00' 3.00 5.00 20.00' 5.00 20.00' PLAN 1908 41.00' 32.00' 37.00' 32.00' 38.00' 44.00' 32.00' 45.00' 38.50' 32.00' 38.54' 45.00' 32.00' 40.00' 45.00' PLAN 1553 PLAN 1806 PLAN 1908 PLAN 1955 PLAN 2044 ARIETTE PLANS (40'x68' & 42'x87)' LOTS PLAN 2367 PLAN 2183 PLAN 2382 PLAN 3152 PLAN 1671 MADISON PLANS (52'x75') LOTS PLAN 1763 PLAN 1927A 42.00' 57.00' 42.00' 40.00' 47.00' 40.00' 42.00' 31.00' 46.00' 51.00' 53.00' 38.00' 38.00' 42.00' 75.00' 52.00' 52.00' 75.00' SINGLE FAMILY HOUSING MADISON SETBACKS 5.18' 14.00' 18.61' 20.00' 15.00' 10.00' 14.00' 6.83' 7.17' 20.00' 5.00' 12.00' 5.00' 20.00' 10.00' 20.00'22.67' 10.48' 10.52' 20.00' 10.00' 18.00' 5.00' 5.00' 20.00' 10.00' 5.00' 20.46' 14.79' 12.79' 22.21' 8.00' 5.00' 5.00' PLAN 3152 PLAN 2382 PLAN 2367 PLAN 2183 PLAN 1927A PLAN 1671 PLAN 2183 A PORTION OF LOT 2 OF SHANNON RANCH CENTRAL SUBDIVISION, RECORDED IN VOL. 40 OF MAPS, AT PAGE 99, TCR, LOCATED IN THE SE 1/4 OF SECTION 14, TOWNSHIP 18 SOUTH, 24 EAST, MDB&M, IN THE CITY OF VISALIA, COUNTY OF TULARE, STATE OF CALIFORNIA REQUESTING CUP FOR DENSITY SPREAD AND LOT SIZES THAT DO NOT MEET THE R-1 AND RM ZONING STANDARDS. R-1-5 SETBACK REQUIREMENTS (MIN) FRONT: 12' (20' GARAGE) REAR YARD: 15' INTERIOR: 5' (10' CORNER) PROPOSED SETBACKS FOR MADISON LOTS (MIN) FRONT: 10' (20' GARAGE) REAR YARD: 10' INTERIOR: 5' (10' CORNER) PROPOSED SETBACKS FOR ARIETTE LOTS (MIN) FRONT: 10' (20' GARAGE) REAR YARD: 10' INTERIOR: 3' (10' CORNER) NOTES - ARIETTE LOTS SHALL PROVIDE 3' AND 5' SIDE YARD SETBACKS. THE 5' SETBACK SHALL BE PROVIDED ON THE SIDE YARD ADJACENT TO THE GARAGE FOR TRASH RECEPTACLE STORAGE. - PATIOS SHALL NOT ENCROACH ON SETBACK AREAS AND SHALL BE REMOVED IF ENCROACHMENT WILL OCCUR. - TYP. REAR YARD OPEN SPACE WILL RANGE FROM 400 SF - 600 SF SETBACKS, PARKING, FOOTPRINTS, AND TRASH CAN EXHIBIT BELISSA RESIDENTIAL COMMUNITYAUGUST 28, 2023 PREPARED BY: 324 S. SANTA FE, STE. A VISALIA, CA 93292 TEL: 559.802.3052 FAX: 559.802.3215 www.4-creeks.com 528
PP
309.90 FL PIPE
BOL BOL
BOL
PP
PP
PP
TREE
LINWOOD ST TIER 3
RHOOD 45.00' 25.00 25.00 46.16' 25.00 26.28' 26.00' 26.88' COBURN AVE 60.00' 10.63' 15.14' 25.00 24.00' 25.00 26.05' 61.04' 16.00' 16.70' 17.27' 12.43' 10.51' 26.00' 26.00' POCKET PARK W/ BELISSA TSM 0.18 AC 16.78' 25.91' 18.67' 25.27' 17.82' 11.40' 11.68' 10.02' 16.49' 26.91' 16.23' 27.49' 26.87' 16.13' 30.00' 42.00' 84.00' 40.35' 25.88' POOL 5,339 SF CLUBHOUSE 20.00' 10.00' TIER 2 OPEN SPACE 0.27 AC (W/O CLUBHOUSE) OPEN SPACE 0.06 AC TEMPORARY STORM DRAINAGE BASIN FOR MULTI-FAMILY PROJECT (CONCUR
15.04' 15.00'
BELISSA TSM (PHASE 1) 25.00
OPEN SPACE
0.02 AC PREPARED BY: FAX: 559.802.3215 TEL: 559.802.3052 VISALIA, CA 93292 324 S. SANTA FE ST., STE. A P.O. BOX 7593 NORTH 0' 40' VICINITY MAP
DEMAREE ST PROJECT LOCATION RIVERWAY DRIVE OAK PLACE MULTI-FAMILY COMMUNITY CONDITIONAL USE PERMIT A PORTION OF LOT 2 OF SHANNON RANCH CENTRAL SUBDIVISION, RECORDED IN VOL. 40 OF MAPS, AT PAGE 99, TCR, LOCATED IN THE SE 1/4 OF SECTION 14, TOWNSHIP 18 SOUTH, 24 EAST, MDB&M, IN THE CITY OF VISALIA, COUNTY OF TULARE, STATE OF CALIFORNIA APN: 077-050-006 TOTAL AREA: 7.15 (GROSS) ± EXISTING ZONING: AE-40 (COUNTY) PROPOSED ZONING: RM-3 EXISTING USE: VACANT PROPOSED USE: RESIDENTIAL GENERAL PLAN DESIGNATION: HIGH DENSITY RESIDENTIAL FLOOD ZONE: X02 JURISDICTION: TULARE COUNTY - TO BE ANNEXED VISALIA UDB TIER: TIER 2 TOTAL BUILDINGS: 14 (4 VAN ACCESSIBLE) TOTAL UNITS: 168 DENSITY: 23.5 DU/AC PARKING CALCULATIONS REQUIRED PARKING: PROPOSED PARKING: 252 (1.5 SPACES PER DU) COVERED: 168 SPACES UNCOVERED: 10 6SPACES TOTAL: 27
4 SPACES OPEN SPACE CALCULATIONS OPEN SPACE REQUIRED: 0.35 AC (5% OF PARCEL) OPEN SPACE PROPOSED: 0.35 AC SETBACKS FRONT (WEST): 15' SIDE (SOUTH): 10' SIDE (NORTH): 10' REAR (EAST): 15' NOTES: · NOT A GATED COMMUNITY · SANITARY SEWER AND WATER UTILITIES TO TIE INTO FUTURE LINES ALONG LINWOOD AS DEVELOPED AND CONDITIONED WITH THE BELISSA TENTATIVE SUBDIVISION MAP.· TEMPORARY STORM DRAIN BASIN TO BE LOCATED ON COMMERCIAL PARCEL FOR THE MULTI-FAMILY DEVELOPMENT SITE DATA: JULY 21, 2023 529
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ANNEXATION NO. 2022-- �
A PORTION OF THE NORTHEAST 1/4 OF SECTION 14-18/24, MDB&M AND A PORTION OF THE NORTHWEST 1/4 OF SECTION 13-18/24, MDB&M
SITE DATA
ADDRESS:
APN:
AREA:
31769 ROAD 108, VISALIA CA 93291
0TT-050-018, 0TT-050-019, 078-010-022
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VICINITY MAP
EXISTING CITY LIMITS
PROPOSED CITY LIMITS
© COURSE NUMBER
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APN077-060-024 Annexatiop 2005-04 APN077-060-022 I
I I
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530
531
532
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Pre-Annexation Agreement
This Pre-Annexation Agreement (”Agreement”) is made and entered into this 7th day of August 2023, by and among the City of Visalia, a charter law city (“City’) and JPA Investments, LLC, (hereinafter “Owners”):
RECITALS
WHEREAS, Owners are the record owners of a portion of property, currently located in the unincorporated area of the County of Tulare, legally described in Exhibit A and depicted in Exhibit B, which are attached hereto and incorporated herein by reference (hereinafter referred to as the “Property”); and WHEREAS, the Property is adjacent to and contiguous to the existing corporate boundary of the City, but is not situated within the limits of any municipality; and
WHEREAS, Owners desires to have the Property annexed to the City and to have the Property zoned as R-1-5 (Single Family Residential, 5,000 sq. ft. minimum), R-M-2 (Multi-Family Residential, 3,000 sq. ft minimum site area per dwelling), R-M-3 (Multi-Family Residential, 1,200 sq. ft. minimum site area per dwelling), and C-N (Commercial Neighborhood), which would permit the Property to be used for Residential Low Density, Residential Medium Density, Residential High Density, and Commercial Neighborhood use; and WHEREAS, the Property consists of approximately 59.84 acres, and no electors reside thereon; and
WHEREAS, proper applications have been filed with the City for approval of the annexation, tentative subdivision map, tentative parcel map, and conditional uses as may be required for the Property; and
WHEREAS, the City has, by a resolution requesting initiation of proceedings to annex territory (“Resolution”) adopted on _________, 2023, initiated proceedings to annex the Property; and
WHEREAS, finding adoption of Resolution No. 2023-_____ initiating annexation requires entry into this Annexation Agreement prior to the City submitting an application to the Local Area Formation Commission to commence the proposed annexation; and
WHEREAS, Owners acknowledges that during the term of this Agreement the Property will be subject to all ordinances, resolutions, and other regulations of the City, as they may be amended from time to time, as well as state and federal statutes and regulations, as they may be amended.
533
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WHEREAS, the City is authorized by its police powers to protect the health, safety and welfare of the community, and is entering into this Agreement and executing such authority for said purpose; and
WHEREAS, nothing contained in this Agreement shall constitute a waiver of the City’s legislative, governmental, or police powers to promote and protect the health, safety and welfare of the City and its inhabitants, nor shall this Agreement prohibit the enactment or increase by town of any tax, fee, or charge.
NOW, THEREFORE, in consideration of the above Recitals and the following Covenants, it is agreed by and between the parties as follows:
I. AGREEMENT
A. Parties. The parties to this Agreement are the City and Owners.
B. Incorporation of Recitals. The parties confirm and incorporate the foregoing Recitals into this Agreement.
C. Purpose/Limits of Agreement. A specific purpose of this Agreement is to set forth specific terms and conditions of annexation of the Property to City.
II. TERMS AND CONDITIONS OF ANNEXATION; PURPOSE OF
AGREEMENT
Generally, each party to this Agreement is benefited and burdened by detachment from the County and annexation to the City. Owners will obtain a variety of services from City and City will obtain additional tax revenues. City has adopted ordinances, regulations, and policies concerning design, improvement, construction, development and use of property within the City.
Nothing contained in this Agreement shall constitute a waiver of City’s legislative, governmental, or police powers to promote and protect the health, safety, and welfare of City and its inhabitants, nor shall this Agreement prohibit the enactment or increase by City of any tax or fee. The purpose of this Agreement is to spell out additional conditions to which Owners will be subject following annexation and prior to development within the City due to the burden placed on City by Owners desired annexation:
A. Water Acquisition Policy: Although City’s current water service provider, California Water Service, continues to issue will-serve letters, City’s Council is aware of the steadily decreasing level of water in the City’s underground water aquifers and has determined that increasing development is contributing to this serious problem. Therefore, City’s Council has studied the issue and investigated possible solutions in order that it may continue to assure citizens that there will be water available to serve the community’s needs. City’s Council is actively engaged in water replenishment activities with the Kaweah Delta Water Conservation District and it has adopted a policy, as set forth in Chapter 534
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16.54 of the Visalia Municipal Code, which requires annexation applicants to convey title to water rights to City upon annexation and/or to pay a fee to City (pursuant to an adopted fee schedule) so that City may acquire water for groundwater replenishment and storage in order to serve new development that comes with annexation, including development of the Property (the “Water Acquisition Policy”). Therefore, Owners agrees that, at the time that LAFCO issues a Certificate of Completion finalizing the annexation (and upon the running of all applicable statutes of limitation related thereto), Owners will comply with the Water Acquisition Policy by entering into an agreement with City to either (i) convey to City those water rights vested in the Property, if any, (ii) agree to pay City a fee in lieu thereof, (iii) agree to some combination of an in lieu fee payment and water right conveyance, or (iv) to comply by any other method allowed by the Water Acquisition Policy, provided that such agreement includes a condition precedent requiring City’s water supplier to agree to serve the Property with potable water in amount sufficient to meet Owners reasonably anticipated total water demand for the Property, as determined by a valid water supply assessment prepared pursuant to California Water Code § 10910 et seq. No post-annexation permit or entitlement approvals concerning the Property will be issued by City unless and until Owners comply with the Water Acquisition Policy in a manner consistent with this subsection II(A). Owners agree that it shall identify all water rights which, to the best of Owners knowledge, have been used by Owners or its agents in connection with the Property, regardless of whether they are considered “vested” in the Property, and shall comply with the Water Acquisition Policy by entering into an agreement with City to convey such rights, if any, to City. City shall cooperate with Owners in valuing such water rights for the purposes of determining the amount of offset to be applied against the in lieu fee as required pursuant of the Water Acquisition Policy. Owners further agrees that City shall have first right of refusal in acquiring upon mutually acceptable terms any water rights that Owners own that may be in addition to those required to meet Owners obligations under the Water Acquisition Policy. City agrees that water rights need not be conveyed and in lieu fees shall not be made payable until City’s issuance of a building permit covering the Property and, in the event Owners apply to City for its approval of multiple building permits covering the Property, City agrees such water rights conveyance or fee payment obligation shall be allocated on a pro rata basis to each phase of development covered by each building permit, with conveyance of water rights or payment to be made on a per building permit basis upon City’s issuance of each building permit covering the Property.
B. General Plan Maintenance Fee: On June 21, 2004, the City adopted (by Resolution 2004-63, as corrected) a General Plan Maintenance Fee.
Owners agree that, at the time LAFCO issues a Certificate of Completion finalizing the annexation (and upon the running of all applicable statutes of limitation related thereto), Owners will enter into an agreement with City to pay the General Plan Maintenance Fee in an amount equal to $477 per acre and no post-annexation permit or entitlement approvals 535
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concerning the Property will be issued unless and until said agreement is executed. City agrees that such fee shall not be made payable until City’s issuance of one or more building permits covering the Property and, in the event Owners apply to City for its approval of multiple building permits covering the Property, City agrees such fee payment obligation shall be allocated on a pro rata basis to each phase of development covered by each building permit, with payment to be made on a per building permit basis upon City’s issuance of each building permit covering the Property. Owners satisfaction of its obligations under this Section II(B) will satisfy any and all of Owners obligations related to and arising under the General Plan Maintenance Fee.
C. Plan For Providing Services. The parties agree to cooperate in, and to take such actions as may be necessary to ensure, the diligent preparation of a Plan For Providing Services to the Property, to be submitted to LAFCO along with City’s annexation application, in accordance with Cortese-Knox-Hertzberg Act requirements.
Developer understands and agrees that building permits and other entitlements for development on the Property will not be issued unless and until each and every condition herein is met.
III. TERM
The term of this Agreement shall become effective when fully executed by the parties hereto (the “Effective Date”) and continue for a period of twenty (20) years. This Agreement shall terminate if (a) the annexation proceedings are terminated for any reason; or (b) the completion of the annexation (recordation of a Certificate of Completion) does not occur on or before one (1) year from the Effective Date. Any indemnification provision included herewith shall survive termination and continue until expiration of the statute of limitations applicable to the subject matter thereof.
IV. DEFAULT, REMEDIES AND ENFORCEMENT
In the event of breach or default of any term, condition, covenant or obligation of this Agreement by either party, the other party may exercise any rights available at law or in equity, including an action for specific performance or other injunctive relief, and all such remedies shall be cumulative. This Agreement shall be enforceable, unless lawfully terminated or cancelled, by any party to the Agreement or any party’s successor in interest, notwithstanding any subsequent changes in any applicable law adopted by the City which alters or amends the laws, ordinances, resolutions, rules or policies frozen by this Agreement.
V. INDEMNIFICATION
Owners agree to indemnify and hold harmless City and the City’s officers, employees, agents, and contractors, from and against all liability, claims, causes of actions, and demands, including attorney’s fees and court costs, 536
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which arise out of or are in any manner connected with this Agreement or its operation, or with any other action annexation or other action determined necessary or desirable by the City in order to effectuate the annexation of Owners property, or which are in any manner connected with the City’s enforcement of this Agreement. Owners further agree to investigate, handle, respond to, and to provide defense for and defend against or at the City’s option to pay the attorney’s fees and court costs, which arise out of or are in any manner connected with this Agreement or its operation.
VI. MISCELLANEOUS
a. Binding Effect/Covenants to Run With Land. The Parties hereto agree to be bound by this Agreement. This Agreement shall be binding upon and shall inure to the benefit of the heirs, transferees, successors and assigns of the parties hereto. The terms and conditions stated herein shall constitute covenants running with the land.
b. Assignment. Neither party shall assign, delegate or transfer their rights and duties in this Agreement without the written consent of the other party.
c. Authorized Signatory. The individuals executing this Agreement, by their signature hereto, declare that they are authorized to, and have the legal power, right and actual authority to bind the party to the terms and conditions of this Agreement.
d. Notices. All notices under this Agreement shall be effective upon personal delivery to City, or Owners, as the case may be, three (3) business days after deposit in the United States Mail, postage fully prepaid, addressed to the respective parties as follows:
To the City: City Manager
City of Visalia
220 N. Santa Fe Street
Visalia, CA 93291
With Copy to: Kenneth J. Richardson
City Attorney
Peltzer & Richardson
3746 West Mineral King
Visalia, CA 93291
To Owner: JPA Investments, LLC
Attn: Joshua E. Peterson
2505 Alluvial Avenue
Clovis, CA 93611
Or such other address as the parties may from time to time designate by giving notice as required hereunder.
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e. Entire Agreement. This Agreement represents the entire agreement between the City and Owners as to its subject matter and no prior oral or written understanding shall be of any force or affect.
f. Amendment. No part of this Agreement may be modified without the written consent of both parties.
g. Headings. Section headings are provided for organizational purposes only and do not in any manner affect the scope, meaning, or intent of the provisions under the heading.
h. No Third Party Beneficiaries Intended. Except as provided herein, the parties of this Agreement do not intend to provide any other party with any benefit or enforceable legal or equitable right or remedy. i. Exhibits and Recitals. The recitals and any exhibits to this Agreement are fully incorporated by reference and are integral parts of this Agreement.
j. Conflict With Laws or Regulations/Severability. This Agreement is subject to all applicable laws and regulations. If any provision(s) of this Agreement is found by any court or other legal authority, or is agreed by the parties, to be in conflict with any code or regulation governing this subject, the conflicting provision(s) shall be considered null and void. If the effect of nullifying any conflicting provision is such that a material benefit of the Agreement to either party is lost, the Agreement may be terminated at the option of the effected party. In all other cases, the remainder of the Agreement shall continue in full force and effect. k. Waiver. A waiver of any breech of this Agreement by any party shall not constitute a continuing waiver or a waiver of any subsequent breech of the same or any other provision of this Agreement.
l. Choice of Law - Venue. This Agreement shall be governed by the laws of the State of California and any questions arising hereunder shall be construed or determined according to such law. Venue for any legal action arising from or in connection with this Agreement or the Property shall be in Tulare County, California.
m. Attorneys Fees. In the event either party commences any action, arbitration or legal proceedings for the enforcement of this Agreement, the prevailing party, as determined by the court or arbitrator, shall be entitled to recovery of its reasonable fees and costs, including attorneys fees, court costs and arbitration costs incurred in the action brought thereon.
n. No Agency, Joint Venture or Partnership. It is understood that this Agreement is a contract that has been negotiated and voluntarily entered into by City and Owners and that Owners are not an agent of City. City and Owners hereby renounce the existence of any form of joint venture 538
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or partnership between them, and agree that nothing contained herein or in any document executed in connection therewith shall be construed as making City and Owners joint venturers or partners.
o. Excusable Delays; Extension of Time of Performance. In the event of delays due to strikes, inability to obtain materials, civil commotion, fire, war, terrorism, lockouts, third-party litigation or other legal challenges regarding the annexation, riots, floods, earthquakes, epidemic, quarantine, freight embargoes, failure of contractors to perform, or other circumstances beyond the reasonable control of the parties and which cause substantially interferes with the ability of either party to perform its obligations under this Agreement, then the time for performance of any such obligation shall be extended for such period of time as the cause of such delay shall exist but in any event not longer than for such period of time.
p. Further Assurances. The parties will execute and deliver, upon demand by the other party, such further documents, instruments and conveyances, and shall take such further actions as such other party may request from time to time to document the transactions set forth herein.
q. Recordation of Agreement; Counterparts. This Agreement, or an abstract of its material terms and conditions shall be recorded by either party in the Official Records of the Tulare County Recorder. This Agreement may be executed in counterparts and, when all counterparts are combined, shall constitute a single agreement.
r. Future Development Impact Fees. The Owners hereby acknowledge that the City may, from time to time, adopt additional development impact fees at some time in the future after annexation of the Property. The Owners hereby agree that, in the event that the City adopts an ordinance imposing a development impact fee, in accordance with applicable legal requirements, prior to issuance of a vesting project approval for development of any portion of the Property, Owners will be subject to the requirements of such citywide development impact fee program to the extent applicable at the time Owners seek a vesting project approval for a project on the Property. This provision is not intended to retroactively subject the Property to additional annexation-related fees that may be adopted in the future.
s. Prezoning. City agrees to promptly process and, after City completes and adopts its environmental review, consider Owners application to prezone the Property, as required by the Cortese-Knox-Hertzberg Act’s prezoning requirements. The R-1-5 (Single Family Residential, 5,000 sq. ft. minimum), R-M-2 (Multi-Family Residential, 3,000 sq. ft minimum site area per dwelling), R-M-3 (Multi-Family Residential, 1,200 sq. ft. minimum site area per dwelling), and C-N (Commercial Neighborhood) zoning designations are the adopted prezonings for the Property, in accordance with Visalia Municipal Code Chapters 17.12, 17.16, 17.18 539
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and Section 17.06.050(A), which section states that all territory which is annexed into the City shall be classified to the zone as indicated on the Visalia General Plan land use map, as adopted by the City (the “Prezoning”). The R-1-5 (Single Family Residential, 5,000 sq. ft. minimum), R-M-2 (Multi-Family Residential, 3,000 sq. ft minimum site area per dwelling), R-M-3 (Multi-Family Residential, 1,200 sq. ft. minimum site area per dwelling), and C-N (Commercial Neighborhood) zoning designations permit residential and commercial land uses, as specified by the City of Visalia Municipal Code. Upon execution of this Agreement, City shall use its best efforts to (i) promptly complete its environmental review of the Project and consider its adoption thereof, and (ii) complete its preparation of the proposed prezoning contemplated by this subsection II(E) and consider its approval thereof. If City approves the prezoning contemplated by this subsection II(E), the terms and conditions of such prezoning shall be included in City’s application to LAFCO for the annexation of the Property to City, which application shall promptly be submitted to LAFCO by City.
t. Development Impact Fees: The Owners shall pay all applicable development impact fees for any subsequent development on the Property at the time that building permits are issued, or prior to issuance of final occupancy, if applicable, at the discretion of the Community Development Director, or as may be required by ordinance. A list and amount of development impact fees can be located in the City’s current version of the Development Fee Schedule.
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IN WITNESS WHEREOF, the parties have executed this Agreement on the date set forth next to their signature.
CITY
Date: ____________ By: _________________________________ Leslie Caviglia, City Manager
Attest:
Date: ____________ By: _________________________________ Michelle Nicholson, City Clerk
Approved as to Form:
Date: ____________ By: _________________________________ Kenneth J. Richardson, City
Attorney
OWNERS
Date: ____________ By: ________________________________ ______________________________
______________________________
______________________________
______________________________
Date: ____________ By: ________________________________ ______________________________
______________________________
______________________________
______________________________
Date: ____________ By: ________________________________ ______________________________
______________________________
______________________________
______________________________
Date: ____________ By: ________________________________ ______________________________
______________________________
______________________________
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F:\Client Files\Visalia, City of, 700\701-00 COMMUNITY DEVELOPMENT\701-01 Planning\Memos & Correspondence\Model Annexation Agreement 10-1-04.doc 541
CITY OF VISALIA
315 E. ACEQUIA AVENUE
VISALIA, CA 93291
NOTICE OF A PROPOSED
Environmental Document No. 2022-39
City of Visalia Community Development
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION
Project Title: Annexation No. 2022-02, Belissa Tentative Subdivision Map No. 5587, Conditional Use Permit No. 2022-05, and Conditional Use Permit No. 2023-22.
Project Description:
Annexation No. 2022-02 is a request by 4Creeks, Inc. to annex two parcels totaling approximately 59.84 acres into the city limits of Visalia and to detach said parcel from Tulare County Service Area No. 1.
The Belissa Tentative Subdivision Map No. 5587 is a request to subdivide the 59.84-acre site into the following: 159 low density residential lots; 150 medium density residential lots; a high density residential lot that will be developed with a 168 unit apartment complex on a 7.15 acre site; and a 7.88 acre Neighborhood Commercial site which will be developed in the future.
Conditional Use Permit No. 2022-05 is a request for a Planned Development which will include 160 low density residential lots and 150 Medium Residential lots, most of which will be less than 5,000 square feet as required by the R-1-5 zoning district. The R-M multifamily lots must be a minimum of 2 acres in area. The project will include the construction of local streets within the subdivision, connection to N.
Demaree Street to the east and W. Riverway Avenue to the south. Frontage street improvements will also be required along both streets along with right of way dedications. These types of improvements include construction of curb, gutter, sidewalks, and the installation of park strip landscaping and streetlights throughout the subdivision. The subdivision is anticipated to provide vehicular connectivity to an existing subdivision to the southeast of the subject site.
Conditional Use Permit No. 2023-22 is a request by 4Creeks to establish a 168-unit multifamily residential development on a 5.74 acre property within the R-M-3 (Multi-Family Residential, 1,200 sq. ft. minimum site area) Zone.
The development of the property, if approved, will create additional housing units in the northwest portion of the City at a density of 5.7 dwelling units to the gross acre within the Low Density Residential designation area, 10 dwelling units to the gross acre within the Medium Density Residential designation area; and 22.1 dwelling units to the gross acre within the High Density Residential designation area; all of which are consistent with the General Plan.
Project Location: The project site is located near the northwest corner of N. Demaree Street and W.
Riverway Avenue within the jurisdiction of the County of Tulare (APN: 077-050-004 and 077-050-006).
Contact Person: Cristobal Carrillo, Associate Planner, Phone: (559) 713-4443, Email:
[email protected]
Pursuant to City Ordinance No. 2388, the Environmental Coordinator of the City of Visalia has reviewed the proposed project described herein and has found that the project will not result in any significant effect upon the environment because of the reasons listed below:
Reasons for Mitigated Negative Declaration: Initial Study No. 2022-39 has identified environmental impact(s) that may occur because of the project; however, with the implementation of mitigation measures identified, impact(s) will be reduced to a level that is less than significant.
Copies of the initial study and other documents relating to the subject project may be examined by interested parties at the Planning Division in City Hall East, at 315 East Acequia Avenue, Visalia, CA.
In the event that City Hall front counter services are closed to the public, copies of the initial study and 542 other documents relating to the subject project may be requested by contacting project planner Cristobal Carrillo, Associate Planner, by phone at (559) 713-4443 or by email at [email protected] or by visiting the following webpage:
https://www.visalia.city/depts/community_development/planning/ceqa_environmental_review.asp Comments on this proposed Mitigated Negative Declaration will be accepted from August 10, 2023 to August 29, 2023.
At this time a public hearing date for the project described above has not been scheduled. A separate public notice will be distributed once a public hearing date has been set.
Date August 7, 2023 Signed:
Brandon Smith, AICP
Environmental Coordinator
City of Visalia
543
DRAFT Initial Study and Mitigated Negative
Declaration for Belissa Residential Community
July 2023
4Creeks, Inc.
324 S Santa Fe, Suite A
Visalia, CA 93292
Prepared By: Prepared For:
City of Visalia
315 E Acequia Ave
Visalia, CA 93291
544
TABLE OF CONTENTS
Section 1: Initial Study/MND Process 1-1
1.1 California Environmental Quality Act Guidelines 1-1
1.2 Initial Study 1-1
1.3 Environmental Checklist 1-2
1.4 Notice of Intent to Adopt a Negative Declaration/Notice of Preparation 1-2
1.5 Mitigated Negative Declaration 1-3
1.6 Intended Uses of the Environmental Assessment, Initial Study 1-3
1.7 Notice of Determination 1-3
1.8 CEQA Process Flow Chart 1-4
Section 2: Project Description 2-1
2.1 Project Description & Purpose 2-1
2.2 Project Location 2-1
2.3 Other Permits and Approvals 2-1
Section 3: Evaluation of Environmental Impacts 3-1
3.1 Purpose 3-1
3.2 Initial Study/Mitigated Negative Declaration 3-2
3.3 Evaluation of Environmental Impacts 3-8
3.4 Environmental Factors Potentially Affected 3-9
3.5 Environmental Analysis 3-9
I. Aesthetics 3-10
II. Agriculture and Forest Resources 3-16
III. Air Quality 3-22
IV. Biological Resources 3-29
V. Cultural Resources 3-36
VI. Energy 3-41
VII. Geology and Soils 3-45
VIII. Greenhouse Gas Emissions 3-51
IX. Hazards and Hazardous Materials 3-56
X. Hydrology and Water Quality 3-61
XI. Land Use and Planning 3-68
XII. Mineral Resources 3-73
XIII. Noise 3-74
XIV. Population and Housing 3-79
XV. Public Services 3-81
XVI. Parks and Recreation 3-85
XVII. Transportation 3-88
XVIII. Tribal Cultural Resources 3-94
XIX. Utilities and Service Systems 3-99
XX. Wildfire 3-104
XX. Mandatory Findings of Significance 3-106
3.6 Mitigation Monitoring and Reporting Program 3-108
3.7 Supporting Information and Sources 3-116
545
Section 4: List of Report Preparers 4-1
Appendices
Appendix A: CalEEMod Report
Appendix B: Biological Evaluation
Appendix C: Cultural Resources Assessment
Appendix D: Energy Calculations
Appendix E: Traffic Study
Appendix F: Sewer Calculations
List of Figures
2-1 Regional Location 2-3
2-2 Vicinity Map 2-4
3-1 Vicinity Map 3-6
3-2 Site Plan 3-7
3-3 Important Farmland Map 3-19
3-4 Soils Map 3-47
3-5 Distance to Schools and Airports 3-58
3-6 City of Tulare General Plan Land Use 3-70
3-7 Zoning Map 3-71
3-8 Construction Related Noise Levels 3-77
List of Tables
3-1 San Joaquin Valley Attainment Status 3-23
3-2 Ambient Air Quality Standards 3-25
3-3 SJVAPCD Thresholds of Significance – Criteria Pollutants 3-26 3-4 Projected Project Emissions for Criteria Pollutants related to Construction 3-27 3-5 Projected Project Emissions for Criteria Pollutants related to Operations 3-27 3-6 SCE and State Average Power Resources 3-41
3-7 On-Road Mobile Fuel Use Generated by Construction Activities 3-43 3-8 On-Road Mobile Fuel Use Generated by Operational Activities 3-44 3-9 Greenhouse Gasses 3-52
3-10 Projected Project Operational GHG Emissions Compared to 2005 BAU 3-54 3-11 Project Consistency with Climate Action Plan Strategies 3-55 3-12 City of Visalia Noise Standards 3-75
3-13 Noise Levels of Noise-Generating Construction Equipment 3-77 3-14 Vibration Levels Generated by Construction Equipment 3-78 3-15 Student Generation Rates 3-83
3-16 PM Projected LOS 3-91
3-17 AM Projected LOS 3-92
3-18 Unacceptable Projected LOS in One Mile Radius 3-92 546
Section 1
Initial Study/Negative
Declaration Process
547
1-1
Belissa Residential Community
DRAFT Initial Study/Mitigated Negative Declaration July 2023 City of Visalia
315 E Acequia Ave
Visalia, CA 93291
SECTION 1
CEQA Review Process
Project Title: Belissa Residential Community
1.1 California Environmental Quality Act Guidelines
Section 15063 of the California Environmental Quality Act (CEQA) Guidelines requires that the Lead Agency prepare an Initial Study to determine whether a discretionary project will have a significant effect on the environment. All phases of the project planning, implementation, and operation must be considered in the Initial Study. The purposes of an Initial Study, as listed under Section 15063(c) of the CEQA Guidelines, include:
(1) Provide the lead agency with information to use as the basis for deciding whether to prepare an EIR or negative declaration;
(2) Enable an applicant or lead agency to modify a project, mitigating adverse impacts before an EIR is prepared, thereby enabling the project to qualify for a negative declaration; (3) Assist the preparation of an EIR, if one is required, by:
(a) Focusing the EIR on the effects determined to be significant, (b) Identifying the effects determined not to be significant, (c) Explaining the reasons for determining that potentially significant effects would not be significant, and
(d) Identifying whether a program EIR, tiering, or another appropriate process can be used for analysis of the project's environmental effects.
(4) Facilitate environmental assessment early in the design of a project; (5) Provide documentation of the factual basis for the finding in a negative declaration that a project will not have a significant effect on the environment
(6) Eliminate unnecessary EIRs;
(7) Determine whether a previously prepared EIR could be used with the project.
1.2 Initial Study
The Initial Study provided herein covers the potential environmental effects of the construction and operation of 477 low, medium, and high-density residential dwelling units, commercial, and open space on approximately 59.84 gross acres. The site is zoned AE-40 by Tulare County and is designated as Low Density Residential, Medium Density Residential, High Density Residential, and Neighborhood Commercial. The City of Visalia will act as the Lead Agency for processing the Initial Study/Mitigated Negative Declaration pursuant to the CEQA Guidelines.
548
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Belissa Residential Community
DRAFT Initial Study/Mitigated Negative Declaration July 2023
1.3 Environmental Checklist
The Lead Agency may use the CEQA Environmental Checklist Form [CEQA Guidelines, Section 15063(d)(3) and (f)] in preparation of an Initial Study to provide information for determination if there are significant effects of the project on the environment. A copy of the completed Environmental Checklist is set forth in Section Three.
1.4 Notice of Intent to Adopt a Negative Declaration
The Lead Agency shall provide a Notice of Intent to Adopt a Negative Declaration (CEQA Guidelines, Section 15072) to the public, responsible agencies, trustee agencies and the County Clerk within which the project is located, sufficiently prior to adoption by the Lead Agency of the Negative Declaration to allow the public and agencies the review period. The public review period (CEQA Guidelines, Section 15105) shall not be less than 30 days when the Initial Study/Negative Declaration is submitted to the State Clearinghouse unless a shorter period, not less than 20 days, is approved by the State Clearinghouse.
Prior to approving the project, the Lead Agency shall consider the proposed Negative Declaration together with any comments received during the public review process, and shall adopt the proposed Negative Declaration only if it finds on the basis of the whole record before it, that there is no substantial evidence that the project will have a significant effect on the environment and that the Negative Declaration reflects the Lead Agency’s independent judgment and analysis.
The written and oral comments received during the public review period will be considered by The City of Tulare prior to adopting the Negative Declaration. Regardless of the type of CEQA document that must be prepared, the overall purpose of the CEQA process is to:
1) Assure that the environment and public health and safety are protected in the face of discretionary projects initiated by public agencies or private concerns; 2) Provide for full disclosure of the project’s environmental effects to the public, the agency decisionmakers who will approve or deny the project, and the responsible trustee agencies charged with managing resources (e.g. wildlife, air quality) that may be affected by the project; and 3) Provide a forum for public participation in the decision-making process pertaining to potential environmental effects.
According to Section 15070(a) a public agency shall prepare or have prepared a proposed negative declaration for a project subject to CEQA when:
The initial study shows that there is no substantial evidence, in light of the whole record before the agency, that the project may have a significant effect on the environment.
Less than significant impacts with mitigation measures have been identified.
The Environmental Checklist Discussion contained in Section Three of this document has determined that the environmental impacts of the project are less than significant with mitigation measures and that a Mitigated Negative Declaration is adequate for adoption by the Lead Agency. 549
1-3
Belissa Residential Community
DRAFT Initial Study/Mitigated Negative Declaration July 2023
1.5 Negative Declaration or Mitigated Negative Declaration The Lead Agency shall prepare or have prepared a proposed Negative Declaration or Mitigated Negative Declaration (CEQA Guidelines Section 15070) for a project subject to CEQA when the Initial Study shows that there is no substantial evidence, in light of the whole record before the agency, that the project may have a significant effect on the environment. The proposed Negative Declaration or Mitigated Negative Declaration circulated for public review shall include the following:
(a) A brief description of the project, including a commonly used name for the project. (b) The location of the project, preferably shown on a map. (c) A proposed finding that the project will not have a significant effect on the environment. (d) An attached copy of the Initial Study documenting reasons to support the finding. (e) Mitigation measures, if any.
1.6 Intended Uses of Initial Study/Negative Declaration documents The Initial Study/Negative Declaration document is an informational document that is intended to inform decision-makers, other responsible or interested agencies, and the general public of potential environmental effects of the proposed project. The environmental review process has been established to enable the public agencies to evaluate environmental consequences and to examine and implement methods of eliminating or reducing any adverse impacts. While CEQA requires that consideration be given to avoiding environmental damage, the Lead Agency must balance any potential environmental effects against other public objectives, including economic and social goals. The City of Visalia, as Lead Agency, will make a determination, based on the environmental review for the Environmental Study, Initial Study and comments from the general public, if there are less than significant impacts from the proposed project and the requirements of CEQA can be met by adoption of a Mitigated Negative Declaration.
1.7 Notice of Determination (NOD)
The Lead Agency shall file a Notice of Determination within five working days after deciding to approve the project. The Notice of Determination (CEQA Guidelines, Section 15075) shall include the following:
(1) An identification of the project including the project title as identified on the proposed negative declaration, its location, and the State Clearinghouse identification number for the proposed negative declaration if the notice of determination is filed with the State Clearinghouse. (2) A brief description of the project.
(3) The agency's name and the date on which the agency approved the project. (4) The determination of the agency that the project will not have a significant effect on the environment. (5) A statement that a negative declaration or a mitigated negative declaration was adopted pursuant to the provisions of CEQA.
(6) A statement indicating whether mitigation measures were made a condition of the approval of the project, and whether a mitigation monitoring plan/program was adopted. (7) The address where a copy of the negative declaration or mitigated negative declaration may be examined.
(8) The identity of the person undertaking a project which is supported, in whole or in part, through contracts, grants, subsidies, loans, or other forms of assistance from one or more public agencies or the identity of the person receiving a lease, permit, license, certificate, or other entitlement for use from one or more public agencies.
550
1-4
Belissa Residential Community
DRAFT Initial Study/Mitigated Negative Declaration July 2023
1.8 CEQA Process Flow Chart
551
Section 2
Project Description
552
2-1
Belissa Residential Community
DRAFT Initial Study/Mitigated Negative Declaration July 2023 City of Visalia
315 E Acequia Ave
Visalia, CA 93291
SECTION 2
Project Description
Project Title: Belissa Residential Community
2.1 Project Description and Purpose
The Project proposes a 477-unit, low, medium, and high-density residential development with commercial and open space on 59.84 gross acres within the City of Visalia planning area. The Project site’s existing zoning is AE-40 in Tulare County and proposed zoning is R-1-5 (Single-Family Residential, 5,000 square foot minimum lot size), R-M-2 (Multi-Family Residential, one unit per 3,000 square feet lot area), R-M-3 (Multi-Family Residential, one unit per 1,200 square feet lot area), and C-N (Neighborhood Commercial).
The project includes 159 low density homes, 150 medium density homes, 168 apartment units, 7.88 acres of neighborhood commercial, and 2.18 acres of parks and open space. The first phase will construct the 159 single family homes and the 150 medium density homes. The second phase will be the 168 apartment homes. The final phase will be the 7.88 acres of neighborhood commercial.
The Project would result in onsite and offsite infrastructure improvements including new and relocated utilities, new residential streets, and the continuation and improvement of Demaree Street and Riverway Drive. The project will dedicate right-of-way to widen Demaree Street and Riverway Drive. The Project would require demolition of one single family home.
2.2 Project Location
The proposed project site is located within in Tulare County within the Visalia planning area and Urban Development Boundary Tier II, North of the Visalia city limits. The site islocated North of Riverway Avenue and West of Demaree Street on vacant land behind an existing single-family residential subdivision. The site is approximately three miles Northwest of the Visalia downtown. The Project involves construction on approximately 59.84 acres on parcels identified with APNs 077-050-004 and 077-050-006. The site is topographically flat and is bounded by agricultural uses to the North, South, East, and West. The site partially borders a single-family residential development to the Southeast. The site is zoned AE-40 by Tulare County and is designated as Low Density Residential, Medium Density Residential, High Density Residential, and Neighborhood Commercial. The site currently contains one single-family residence and agriculture uses. The site is bisected by Modoc Ditch, an irrigation canal that flows from the southeast corner of APN 077-050-004 toward the west and then toward the northwest corner of APN 077-050-006.
2.3 Other Permits and Approvals
The following discretionary and ministerial approvals are required from the City of Visalia for the proposed project:
• One or more City of Visalia Tentative Subdivision Map and/or Tentative Parcel Map 553
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 • City of Visalia Conditional Use Permit for density spread and lot sizes that do not meet the zoning standards
• Tulare County Local Agency Formation Commission Annexation into the city limits of Visalia • City of Visalia Building and Encroachment Permits
• Right-of-way dedication and street improvements for Demaree Street and Riverway Avenue. • San Joaquin Valley Air Pollution Control District (SJVAPCD). The proposed project is within the jurisdiction of the SJVAPCD and will be required to comply with Rule VIII, 3135, 4101, and 9510. • Central Valley Regional Water Quality Control Board, SWPPP. The proposed project site is within the jurisdiction of the Central Valley Regional Water Quality Control Board (RWQCB). The Central Valley RWQCB will require a Storm Water Pollution Prevention Plan (SWPPP) to prevent impacts related to stormwater because of project construction
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Section 3
Evaluation of Environmental
Impacts
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 City of Visalia
315 E Acequia Ave
Visalia, CA 93291
SECTION 3
Evaluation of Environmental Impacts
Project Title: Belissa Residential Community
This document is the Initial Study/Mitigated Negative Declaration for the proposed construction and operation of 477 units of low, medium, and high-density residential development with commercial and open space on approximately 59.84 gross acres in the County of Tulare, within the Visalia Planning Area.
The City of Visalia will act as Lead Agency for this project pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines.
3.1 PURPOSE
The purpose of this environmental document is to implement the California Environmental Quality Act (CEQA). Section 15002(a) of the CEQA Guidelines describes the basic purposes of CEQA as follows. (1) Inform governmental decision-makers and the public about the potential, significant environmental effects of proposed activities.
(2) Identify the ways that environmental damage can be avoided or significantly reduced. (3) Prevent significant, avoidable damage to the environment by requiring changes in projects through the use of alternatives or mitigation measures when the governmental agency finds the changes to be feasible.
(4) Disclose to the public the reasons why a governmental agency approved the project in the manner the agency chose if significant environmental effects are involved.
This Initial Study of environmental impacts has been prepared to conform to the requirements of the California Environmental Quality Act (CEQA) (Public Resources Code Section 21000 et seq.) and the State CEQA Guidelines (California Code of Regulations Section 15000 et seq.). According to Section 15070, a public agency shall prepare or have prepared a proposed negative declaration or mitigated negative declaration for a project subject to CEQA when:
(a) The initial study shows that there is no substantial evidence, in light of the whole record before the agency, that the project may have a significant effect on the environment,or (b) The initial study identifies potentially significant effects,but:
(1) Revisions in the project plans or proposals made by, or agreed to by the applicant before a proposedmitigatednegative declaration and initialstudy are released for public reviewwould avoid the effects or mitigate the effects to a point where clearly no significant effects would occur, and
(2) There is no substantial evidence, in light of the whole record before the agency, that the project as revised may have a significant effect on theenvironment. 558
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3.2 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
1. Project Title: Belissa Residential Community
2. Lead Agency: City of Visalia, Planning and Development Department Rafael Garcia, Planning Division
315 E Acequia Ave
Visalia, CA 93291
Phone Number: (559) 713-4031
3. Applicant: JPA Investments LLC
Contact Person: Josh Peterson
2505 Alluvial Ave.
Clovis, CA, 93611
4. Project Location: The proposed project site is located within in Tulare County within the Visalia planning area and Urban Development Boundary Tier II; North of the Visalia city limits. The site is located North of Riverway Avenue and West of Demaree Street on vacant land behind an existing single-family residential subdivision. The site is approximately three miles Northwest of the Visalia downtown. The Project involves construction on approximately 59.84 acres on parcels identified with APNs 077-050-004 and 077-050-006. The site is topographically flat and is bounded by agricultural uses to the North, South, East, and West. The site partially borders a single-family residential development to the Southeast. The site is zoned AE-40 by Tulare County and is designated as Low Density Residential, Medium Density Residential, High Density Residential, and Neighborhood Commercial. The site currently contains one single-family residence and agriculture uses. The site is bisected by Modoc Ditch, an irrigation canal that flows from the southeast corner of APN 077-050- 004 toward the west and then toward the northwest corner of APN 077-050-006.
5. General Plan Designation: The proposed project site is designated as Low Density Residential, Medium Density Residential, High Density Residential, and Neighborhood Commercial by the Visalia General Plan.
6. Zoning Designation: The site is zoned AE-40 by Tulare County. Upon annexation into the City of Visalia and approval of a General Plan Amendment, the property will be zoned R-1-5 (Single-Family Residential, 5,000 square foot minimum lot size), R-M-2 (Multi-Family Residential, one unit per 3,000 square feet lot area), R-M-3 (Multi-Family Residential, one unit per 1,200 square feet lot area), and CN (Neighborhood Commercial).
7. Project Description: The Project proposes a 477-unit, low, medium, and high-density residential development with commercial and open space on 59.84 gross acres within the City of Visalia planning area. The Project site’s existing zoning is AE-40 in Tulare County and proposed zoning is R-1-5(SingleFamily Residential, 5,000 square foot minimum lot size), R-M-2 (Multi-Family Residential, one unit per 3,000 square feet lot area), R-M-3 (Multi-Family Residential, one unit per 1,200 square feet lot area), and C-N (Neighborhood Commercial). The project includes 159 low density homes, 150 medium density homes, 168 apartment units, 7.88 acres of neighborhood commercial, and 2.18 acres of park 559
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 and open space. The project will be constructed in three phases. The first phase will construct the 159 single family homes and the 150 medium density homes. The second phase will be the 168 apartment homes. The final phase will be the 7.88 acres of neighborhood commercial.
The Project would result in onsite and offsite infrastructure improvements including new and relocated utilities, new residential streets, and the continuation and improvement of Demaree Street and Riverway Drive. The project will dedicate right-of-way to widen Demaree Street and Riverway Drive. The Project would require demolition of one single family home.
8. Surrounding Land Uses and Settings:
North: Medium and Low Density Residential (Visalia General Plan, Visalia Planning Area), currently under agricultural use.
South: Medium and Low Density Residential (Visalia General Plan, Visalia Planning Area), currently a single-family development and agricultural use.
East: Medium Density Residential, Parks/Recreation, and Public Facilities. (Visalia General Plan, Visalia Planning Area) currently under agricultural use.
West: Low Density Residential and Parks/Recreation (Visalia General Plan, Visalia Planning Area) currently single-family development and agricultural use.
9. Required Approvals: The following discretionary and ministerial approvals are required from the City of Visalia for the proposed project:
• One or more City of Visalia Tentative Subdivision Map and/or Tentative Parcel Map • City of Visalia Conditional Use Permit for density spread and lot sizes that do not meet the zoning standards
• Tulare County Local Agency Formation Commission Annexation into the city limits of Visalia. • City of Visalia Building and Encroachment Permits
• Right-of-way dedication and street improvements for Demaree Street and Riverway Avenue. • San Joaquin Valley Air Pollution Control District (SJVAPCD). The proposed project is within the jurisdiction of the SJVAPCD and will be required to comply with Rule VIII, 3135, 4101, and 9510 • Central Valley Regional Water Quality Control Board, SWPPP. The proposed project site is within the jurisdiction of the Central Valley Regional Water Quality Control Board (RWQCB). The Central Valley RWQCB will require a Storm Water Pollution Prevention Plan (SWPPP) to prevent impacts related to stormwater because of project construction
10. Native American Consultation: The State requires lead agencies to consider the potential effects of proposed projects and consult with California Native American tribes during the local planning process for the purpose of protecting Traditional Tribal Cultural Resources through the California Environmental Quality Act (CEQA) Guidelines. Pursuant to PRC Section 21080.3.1, the lead agency shall begin consultation with the California Native American tribe that is traditionally and culturally affiliated with the geographical area of the proposed project. Such significant cultural resources are either sites, features, places, cultural landscapes, sacred places, and objects with cultural value to a tribe which is either on or eligible for inclusion in the California Historic Register or local historic register, or, the lead agency, at its discretion, and support by substantial evidence, choose to treat the resources as a Tribal Cultural Resources (PRC Section 21074(a)(1-2)). According to the most recent census data, California is home to 109 currently recognized Indian tribes. Tribes in California currently 560
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 have nearly 100 separate reservations or Rancherias. Tulare County has several Rancherias that were consulted for this project: the Big Sandy Rancheria of Western Mono Indians, Santa Rosa Rancheria Tachi Yokut Tribe, Tule River Indian Tribe, Wuksache Indian Tribe/Eshom Valley Band. These Rancherias are not located within the city limits.
Note: Conducting consultation early in the CEQA process allows tribal governments, lead agencies, and project proponents to discuss the level of environmental review, identify and address potential adverse impacts to tribal cultural resources, and reduce the potential for delay and conflict in the environmental review process. (See PRC Section 21083.3.2.) Information may also be available from the California Native American Heritage Commission’s Sacred Lands File per PRC Section 5097.96 and the California Historical Resources Information System administered by the California Office of Historic Preservation. Please also note that PRC Section 21082.3(c) contains provisions specific to confidentiality.
11. Parking and access: Vehicular access to the project is available via Demaree Street, Riverway Drive, and a future road connection via the proposed Linwood Street. The project includes new streets and courts that provide full access to the project site. During construction, workers will utilize existing parking areas and/or temporary construction staging areas for parking of vehicles and equipment.
12. Landscaping and Design: The landscape and design plans will be required during building permit submittal and during final map submittal for any areas maintained by a landscape and lighting district.
13. Utilities and Electrical Services: The Project would result in onsite and offsite infrastructure improvements including new and relocated utilities. Water will be provided by Cal Water and sewer services will be provided by the City of Visalia via existing lines on Riverway Drive. A temporary stormwater basin will be located in the Commercial area, in the Southwest corner of the site. 561
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 Acronyms
BMP Best Management Practices
BAU Business as Usual
CAA Clean Air Act
CBC California Building Code
CCAP Climate Change Action Plan
CCR California Code of Regulation
CDFG California Department of Fish and Game
CEQA California Environmental Quality Act
CRHR California Register of Historic Places
CWA California Water Act
DHS Department of Health Services
FEIR Final Environmental Impact Report
FMMP Important Farmland Mapping and Monitoring Program
ISMND Initial Study Mitigated Negative Declaration
ISR Indirect Source Review
MCL Maximum Contaminant Level
MEIR Master Environmental Impact Report
NOI Notice of Intent
ND Negative Declaration
NAC Noise Abatement Criteria
RCRA Resource Conservation and Recovery Act of 1976
ROW Right-of-Way
RWQCB Regional Water Quality Control Board
SCE Southern California Edison
SHPO State Historic Preservation Office
SJVAPCD San Joaquin Valley Air Pollution Control District SSJVIC Southern San Joaquin Information Center
SWPPP Storm Water Pollution Prevention Plan
TCR Tribal Cultural Resource
UWMP Urban Water Management Plan
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 Figure 3-2: Site Plan
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3.3 EVALUATION OF ENVIRONMENTAL IMPACTS
1. A brief explanation is required for all answers except “no Impact” answers that are adequately supported by the information sources a lead agency cites, in the parentheses following each question.
A “No Impact” answer is adequately supported if the reference information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A “No Impact” answer should be explained where it is based on project-specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis).
2. All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts.
3. Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. “Potentially Significant Impact” is appropriate if there is substantial evidence that an effect may be significant. If there are one or more “Potentially Significant Impact” entries when the determination is made, an EIR if required.
4. “Negative Declaration: Less Than Significant With Mitigation Incorporated” applies where the incorporation of mitigation measures has reduced an effect from “Potentially Significant Impact” to a “Less Than Significant Impact.” The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from “Earlier Analyses,” as described in (5) below, may be cross-referenced).
5. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c) (3)(D).
In this case, a brief discussion should identify the following. • Earlier Analysis Used. Identify and state where they are available for review. • Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis.
• Mitigation Measures. For effects that are “Less than Significant with Mitigation Measures Incorporated.” Describe and mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project.
6. Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated.
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3.4 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED
The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a “Potentially Significant Impact” as indicated by the checklist on the following pages. Aesthetics Greenhouse Gas Emissions Public Services Agriculture and Forest Resources Hazards & Hazardous Materials Recreation Air Quality Hydrology and Water Quality Transportation Biological Resources Land Use and Planning Tribal Cultural Resources Cultural Resources Mineral Resources Utilities and Service System Energy Noise Wildfire
Geology and soils Population Mandatory Findings of Significance DETERMINATION: (To be completed by the Lead Agency) Where potential impacts are anticipated to be significant, mitigation measures will be required, so that impacts may be avoided or reduced to insignificant levels.
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION WILL BE PREPARED.
I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a “potentially significant impact” or “potentially significant unless mitigated” impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. A Negative Declaration is required, but it must analyze only the effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the environment because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is requested. ________________________________________ ______________________
SIGNATURE DATE
__________________________ City of Visalia
PRINTED NAME AGENCY
August 9, 2023
Brandon Smith
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3.5 ENVIRONMENTAL ANALYSIS
The following section provides an evaluation of the impact categories and questions contained in the checklist and identify mitigation measures, if applicable.
I. AESTHETICS
Except as provided in Public Resource Code
Section 21099, would the project: Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporation
Less than
Significant
Impact
No
Impact
a) Have a substantial adverse effect on a scenic
vista?
b) Substantially damage scenic resources,
including, but not limited to, trees, rock
outcroppings, and historic buildings within state
scenic highway?
c) In non-urbanized areas, substantially degrade
the existing visual character or quality of public
views of the site and its surroundings? (Public
views are those that are experienced from a
publicly accessible vantage point). If the project is
in an urbanized area, would the project conflict
with applicable zoning and other regulations
governing scenic quality?
d) Create a new source of substantial light or
glare which would adversely affect day or
nighttime views in the area?
Environmental Setting
Scenic Resources
Scenic resources include landscapes and features that are visually or aesthetically pleasing. They contribute positively to a distinct community or region. These resources produce a visual benefit upon communities. The City of Visalia has a visual character of a mix of rural and built environments. Visalia is surrounded by natural open space agricultural land, characterized by uses such as grazing, open space, and cultivated agriculture. Downtown Visalia is the physical, cultural, and economic center, with historical homes surrounding the downtown. St. John’s River flows along the North side of Visalia’s city limits, along with smaller creeks and ditches throughout the city. Valley Oak trees, both individually and in groves, also provide an important scenic feature and link to the natural setting of the San Joaquin Valley. The goal of Visalia’s General Plan regarding visual resources is to preserve and re-establish the city’s natural waterway system and Valley Oak tree groves with parks, conservation areas, and trailways.
Scenic Vistas
The Visalia General Plan identifies the Sierra Nevada mountains to the East and agricultural lands surrounding the city as scenic vistas surrounding Visalia. 567
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 Existing Visual Character
The following photos demonstrate the aesthetic character of the project area. As shown, the proposed project site area is in a relatively flat area characterized by agricultural uses.
Photo 1: Southwest Site Boundary (View Northeast) Source: Google Maps 2011 Photo 2: South Site Boundary (View North) Source: Google Maps 2011 Photo 3: East Site Boundary (View West) Source: Google Maps 2019 568
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 Photo 4: Northeast Site Boundary (View Southwest) Source: Google Maps 2019 Photo 5: Center of site (View North) Source: Taylored Archaeology, 2021 Regulatory Setting
Scenic Roadways
The California Scenic Highway Program was established in 1963 by the State Legislature for the purpose of protecting and enhancing the natural beauty of California highways and adjacent corridors through conservation strategies. The State Scenic Highway System includes a list of highways that have either been officially designated or are eligible for designation. State laws affiliated with governing the scenic highway program can be found in Sections 260-263 in The Street and Highways Code.
State Scenic Highways
According to the California Department of Transportation mapping of State Scenic Highways, the City of Visalia does not have officially designated State Scenic Highways, however the City has one 569
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 eligible State Scenic Highway, a 44-mile stretch of State Route 198 from State Route 99 to Sequoia National Park. This is designated as a scenic corridor in the City’s General Plan This portion of the highway is approximately 2.5 miles away from the proposed site.
City of Visalia General Plan
The 2030 General Plan includes the policies related to aesthetic resources that correlate to the proposedproject:
LU-P-28: Continue to use natural and man-made edges, such as major roadways and waterways within the City’s Urban Area Boundary, as urban development limit and growth phasing lines.
LU-P-34: Work with Tulare County to prevent urban development of agricultural land outside of the current growth boundaries and to promote the of use agricultural preserves, where they will promote orderly development.
LU-P-42: Develop scenic corridor and gateway guidelines that will maintain the agricultural character of Visalia at its urban fringe.
LU-P-72: Ensure that noise, traffic, and other potential conflicts that may arise in a mix of commercial and residential uses are mitigated through good site planning, building design, and/or appropriate operational measures.
OSC-P-13: In new neighborhoods that include waterways, improvement of the waterway corridor, including preservation and/or enhancement of natural features and development of a continuous waterway trail on at least one side, shall be required.
OSC-P-17: Require that new development along waterways maintain a visual orientation and active interface with waterways. Develop design guidelines to be used for review and approval of subdivision and development proposals to illustrate how this can be accomplished for different land uses in various geographic settings.
OSC-P-34: Enhance views and public access to Planning Area waterways and other significant features such as Valley Oak groves consistent with flood protection, irrigation water conveyance, habitat preservation and recreation planning policies.
Tulare County General Plan
The 2030 Tulare County General Plan contains following goals and policies related to aesthetic resources that correlate to the proposed project:
SL-1.1 Natural Landscapes: During review of discretionary approvals, including parcel and subdivision maps, the County shall as appropriate, require new development to not significantly impact or block views of Tulare County’s natural landscapes.
1. Be sited to minimize obstruction of views from public lands and rights-of-ways,
3. Screen parking areas from view,
4. Include landscaping that screens the development,
5. Limit the impact of new roadways and grading on natural settings, and 570
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6. Include signage that is compatible and in character with the location and building design SL-1.2 Working Landscapes: The County shall require that new non-agricultural structures and infrastructure located in or adjacent to croplands, orchards, vineyards, and open rangelands be sited so as to not obstruct important viewsheds and to be designed to reflect unique relationships with the landscape.
1. Referencing traditional agricultural building forms and materials,
2. Screening and breaking up parking and paving with landscaping, and
3. Minimizing light pollution and bright signage.
SL-3.2 Urban Expansion–Edges: The County shall design and plan the edges and interface of communities with working and natural landscapes to protect their scenic qualities by:
1. Maintaining urban separators between cities and communities,
2. Encouraging cities to master plan mixed-density neighborhoods at their edges, locating compatible lower density uses adjacent to working and natural landscapes, and
3. 3. Protecting important natural, cultural, and scenic resources located within areas that may be urbanized in the future
City of Visalia Zoning Ordinance
The Visalia Zoning Ordinance governs the distribution and intensity of land uses, sets the principles for evaluating development and guides the development and growth of the City. The Zoning Ordinance establishes specific development criteria for each zoning district (i.e. parking requirements, walls, fencing, setbacks, building height, etc.).
Discussion
a) Would the project have a substantial adverse effect on a scenic vista? Less than SignificantImpact: A scenic vista is defined as a viewpoint that provides expansive views of highly valued landscape for the benefit of the general public. The Sierra Nevada mountains to the East and agricultural lands surrounding the city are the primary scenic vista within this region.
The site is surrounded by agricultural uses and the Sierra Nevada foothills are approximately 10 miles East of the project site. The project would obstruct some views of agricultural uses.
However, the project would not significantly alter views overall from the surrounding community.
There is a less than significant impact.
b) Would the project substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within state scenic highway? No Impact: There are no officially designated State Scenic Highways located in the City of Visalia or nearby the site. The proposed project would not damage any scenic resources within a state scenic highway and there is no impact.
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 c) In non-urbanized areas, would the project substantially degrade the existing visual character or quality of the site and its surroundings? (Public views are those that are experienced from a publicly accessible vantage point). If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality? No Impact: The proposed project site is in an urbanized area within the City of Visalia. The materials, signage, fencing, landscaping, and building materials used in the construction of the project will be selected based on their ability to improve the overall visual character of the area.
The proposed project will comply with all applicable zoning and other regulations governing scenic quality. There is no impact.
d) Would the project create a new source of substantial light or glare which would adversely affect day or nighttime views in the area?
Less than Significant Impact: The proposed project would result in new lighting sources on the project site consistent with adjacent residential development. New lighting sources would include interior lighting from residences, street lighting, and security lighting. All street and landscape lighting will be consistent with the City’s lighting standards, which are developed to minimize impacts related to excessive light and glare. Although the project will introduce new light sources to the area, all lighting will be consistent with adjacent residential land uses and the City’s lighting standards. The impacts are less than significant.
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 II. AGRICULTURE AND FOREST RESOURCES:
In determining whether impacts to agricultural
resources are significant environmental effects,
lead agencies may refer to the California
Agricultural Land Evaluation and Site Assessment
Model (1997) prepared by the California
Department of Conservation as an optional
model to use in assessing impacts on agriculture
and farmland. In determining whether impacts to
forest resources, including timberland, are
significant environmental effects, lead agencies
may refer to information compiled by the
California Department of Forestry and Fire
Protection regarding the state’s inventory of
forest land, including the Forest and Range
Assessment Project and the Forest Legacy
Assessment project; and forest carbon
measurement methodology provided in the
Forest Protocols adopted by the California Air
Resources Board. Would the project:
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporation
Less than
Significant
Impact
No
Impact
a) Convert Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance (Farmland), as
shown on the maps prepared pursuant to the
Farmland Mapping and Monitoring Program of the
California Resources Agency, to non-agricultural
use?
b) Conflict with existing zoning for agricultural
use, or a Williamson Act Contract?
c) Conflict with existing zoning for, or cause
rezoning of, forest land (as defined in Public
Resources Code section 12220(g)), timberland (as
defined by Public Resources Code section 4526),
or timberland zoned timberland Production (as
defined by Government Code section 51104(g)?
d) Result in the loss of forestland or conversion of
forest land to non-forest use?
e) Involve other changes in the existing
environment, which, due to their location or
nature, could result in conversion of Farmland, to
non-agricultural use or conversion of forestland to
non-forest use?
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 Environmental Setting
Central California is one of the world’s premier growing regions. Agriculture is an important economic resource for Visalia and the surrounding areas. 39,518 acres, or 65 percent, of the Visalia Planning Area is farmland, producing fruit and nut crops, vegetables, nursery products (trees), apiary products (honey), seed crops (cotton), industrial crops (timber), field crops (alfalfa, barley, corn), and livestock.
The proposed project site is located within the Visalia Planning Area. The proposed project site is not under Williamson Act Contract or a Farmland Security Zone contract. The proposed site is designated as Prime Farmland under the Important Farmland Mapping and Monitoring Program (FMMP). Nearby to the North, South, East, are currently Prime Farmland. To the West is built single family homes and Prime Farmland. However, the General Plan has designated low and medium density housing for the land surrounding the site in all directions.
Regulatory Setting
California Land Conservation Act of 1965
The California Land Conservation Act of 1965, commonly referred to as the Williamson Act, allows local governments to enter into contracts with private landowners to restrict the activities on specific parcels of land to agricultural or open space uses. The landowners benefit from the contract by receiving greatly reduced property tax assessments. The California Land Conservation Act is overseen by the California Department of Conservation; however local governments are responsible for determining specific allowed uses and enforcing the contract.
Right to Farm Ordinance
Tulare County adopted a “Right to Farm Ordinance,” to protect the rights of commercial farming operations, while promoting a “good neighbor policy” between these uses. Under this ordinance, property owners and residents are made aware that they may experience inconveniences due to commercial agricultural operations.
California Farmland Mapping and Monitoring Program (FMMP) The FMMP is implemented by the California Department of Conservation (DOC) to conserve and protect agricultural lands within the State. Land is included in this program based on soil type, annual crop yields, and other factors that influence the quality of farmland. The FMMP mapping categories for the most important statewide farmland are as follows:
• Prime Farmland has the ideal physical and chemical composition for crop production. It has been used for irrigated production in the four years prior to classification and can produce sustained yields. 51% of the Visalia Planning Area is classified as Prime Farmland. • Farmland of Statewide Importance has also been used for irrigated production in the four years prior to classification and is only slightly poorer quality than Prime Farmland. 11% of the Visalia Planning Area is classified as Farmland of Statewide Importance. • Unique Farmland has been cropped in the four years prior to classification and does not meet the criteria for Prime Farmland or Farmland of Statewide Importance but has produced specific crops with high economic value. Less than 1% of the Visalia Planning Area is classified as Unique Farmland.
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 • Farmland of Local Importance encompasses farmland that does not meet the criteria for the previous three categories. These may lack irrigation, produce major crops, be zoned as agricultural, and/or support dairy. 2% of the Visalia Planning Area is classified as Farmland of Local Importance.
City of Visalia General Plan
The 2030 General Plan includes the policies related to agricultural resources that correlate to the proposed project:
• LU-P-19: Ensure that growth occurs in a compact and concentric fashion by implementing the General Plan’s phased growth strategy.
• LU-P-21: Allow annexation and development of residential, commercial, and industrial land to occur within the Tier II UDB and the Tier III Urban Growth Boundary consistent with the City’s Land Use Diagram, according to the stated phasing thresholds. • OSC-P-28: Require new development to implement measures, as appropriate, to minimize soil erosion related to grading, site preparation, landscaping, and construction.
Tulare County General Plan
The 2030 Tulare County General Plan contains following goals related to agricultural resources that correlate to the proposed project:
• Promote the long-term preservation of productive and potentially productive agricultural lands and to accommodate agricultural-support services and agriculturally related activities that support the viability of agriculture and further the County’s economic development goals; • Support increased viability of agriculture production and promote high-value, employmentintensive, and diverse agricultural production, and processing in Tulare County; • Support the reasonable development and economic viability of animal confinement facilities.
City of Visalia Agricultural Land Preservation Ordinance The City of Visalia Agricultural Land Preservation Ordinance was adopted in May 2023 and requires agricultural preservation at a 1:1 ratio for prime farmland converted to agricultural uses. 575
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 Figure 3-3: Important Farmlands Map
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 Discussion
a) Would the project convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? Less Than Significant Impact: The project site is currently occupied by a single-family home surrounded by fruit trees within unincorporated Tulare County. It is currently zoned AE-40 (Exclusive Agriculture-40 acres minimum), within Tier II, and proposed for annexation into the City. As such, the area is subject to the City’s agricultural mitigation policy (See MM AG – 1). Implementation of the proposed Project would result in the permanent conversion of approximately 59.84 acres of Prime Farmland to non-agricultural uses.
The General Plan identifies the need for the conversion of agricultural land to urban development.
The City has set aside three-tiered areas planned for development which contain land designated as Prime Farmland and Farmland of Statewide Importance. The Project is within Tier 2, which has been deemed as land to be converted from agricultural land to urban development.
Because the site is located within the Tier 2 growth boundary, the project is subject to the City of Visalia’s Agricultural Land Preservation Ordinance (VMC 18.04.060), which was adopted in May 2023 and requires a 1:1 ratio of agricultural land preserved to agricultural land converted towards urban development. Per VMC 18.04.060(c), the following exclusions apply to the proposed project:
• Public Facilities: 3.71 acres
• Roadways: 17.71 acres
Mitigation is required for the remaining 38.42 acres of Prime Farmland that will be converted from agricultural use. Implementation of Mitigation Measure AG-1 will reduce impacts to a less than significant level.
b) Would the project conflict with existing zoning for agricultural use, or a Williamson Act Contract? Less Than Significant Impact: The site is currently zoned for agriculture by Tulare County. However, it is within the Visalia planning area and is expected to be annexed by the city. It currently has a General Plan designation of neighborhood commercial and low, medium, and high density residential that would suit the proposed project. The project site is not under a Williamson Act Contract. There is a less than significant impact.
c) Would the project conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public Resources Code section 4526), or timberland zoned timberland Production (as defined by Government Code section 51104(g)?
No Impact: The project site is not zoned for forest or timberland production. Therefore, no impacts would occur.
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 d) Would the project result in the loss of forestland or conversion of forest land to non-forest use? No Impact: No conversion of forestland, as defined under Public Resource Code or General Code, will occur as a result of the project and there would be no impacts. e) Would the project involve other changes in the existing environment, which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of forestland to non-forest use?
Less Than Significant Impact: As discussed above, new development including the project site would be focused in and around existing communities. This would prevent new infrastructure from interfering with surrounding farmland. The project does not include any features which could result in the conversion of forestland to non-forest use. There is a less than significant impact.
Mitigation Measures for Agricultural Resources
Mitigation Measure AG-1: Prior to the issuance of grading or building permits, the Project proponent shall mitigate impacts for loss of 38.42 acres of Prime Farmland and Farmland of Statewide Importance on the Project site at a 1:1 ratio. The preserved land obligation, as established in VMC section 18.04.070(A), shall be preserved through acquisition of an agricultural easement in accordance with VMC section 18.04.080, unless eligible for payment of an in-lieu fee in accordance with VMC section 18.04.090.
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 III. AIR QUALITY
Where available, the significance criteria
established by the applicable air quality
management district or air pollution control
district may be relied upon to make the
following determinations. Would the project:
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporation
Less than
Significant
Impact
No
Impact
a) Conflict with or obstruct implementation
of the applicable air quality plan?
b) Result in a cumulatively considerable net
increase of any criteria pollutant for which the
project region is non-attainment under an
applicable federal or state ambient air quality
standard?
c) Expose sensitive receptors to substantial
pollutant concentrations?
d) Result in other emissions (such as those
leading to odors) adversely affecting a
substantial number of people?
Environmental Setting
Air pollution is directly related to regional topography. Topographic features can either stimulate the movement of air or restrict air movement. California is divided into regional air basins based on topographic air drainage features. The proposed project site is within the San Joaquin Valley Air Basin, which is bordered by the Sierra Nevada Mountains to the East, Coastal Ranges to the West, and the Tehachapi Mountains to the South.
The mountain ranges surrounding the San Joaquin Valley Air Basin (SJVAB) serve to restrict air movement and prevent the dispersal of pollution. As a result, the SJVAB is highly susceptible to pollution accumulation over time. As shown in the Table 3-1, the SJVAB is in nonattainment for several pollutant standards. The primary pollutants of concern in the San Joaquin Valley are ozone (O3) and PM10.
Pollutant Designation/Classification
Federal Standards State Standards
Ozone – One hour No Federal Standardf Nonattainment/Severe Ozone – Eight hour Nonattainment/Extremee Nonattainment PM 10 Attainmentc Nonattainment
PM 2.5 Nonattainmentd Nonattainment
Carbon Monoxide Attainment/Unclassified Attainment/Unclassified Nitrogen Dioxide Attainment/Unclassified Attainment
Sulfur Dioxide Attainment/Unclassified Attainment
Lead (Particulate) No Designation/Classification Attainment Hydrogen Sulfide No Federal Standard Unclassified
Sulfates No Federal Standard Attainment
Visibility Reducing Particles No Federal Standard Unclassified Vinyl Chloride No Federal Standard Attainment a See 40 CFR Part 81 b See CCR Title 17 Sections 60200-60210 c On September 25, 2008, EPA redesignated the San Joaquin Valley to attainment for the PM10 National Ambient Air Quality Standard (NAAQS) and approved the PM10 Maintenance Plan.
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 d The Valley is designated nonattainment for the 1997 PM2.5 NAAQS. EPA designated the Valley as nonattainment for the 2006 PM2.5 NAAQS on November 13, 2009 (effective December 14, 2009). e Though the Valley was initially classified as serious nonattainment for the 1997 8-hour ozone standard, EPA approved Valley reclassification to extreme nonattainment in the Federal Register on May 5, 2010 (effective June 4, 2010). f Effective June 15, 2005, the U.S. Environmental Protection Agency (EPA) revoked the federal 1-hour ozone standard, including associated designations and classifications. EPA had previously classified the SJVAB as extreme nonattainment for this standard. EPA approved the 2004 Extreme Ozone Attainment Demonstration Plan on March 8, 2010 (effective April 7, 2010). Many applicable requirements for extreme 1-hour ozone nonattainment areas continue to apply to the SJVAB.
Table 3-1. San Joaquin Valley Attainment Status; Source: SJVAPCD Valley Fever
Valley Fever is an illness caused by a fungus (Coccidioides immitis and C. posadasii) that grows in soils under certain conditions. Favorable conditions for the Valley Fever fungus include low rainfall, high summer temperatures, and moderate winter temperatures. In California, the counties with the highest incident of Valley Fever are Fresno, Kern and Kings counties. When soils are disturbed by wind or activities like construction and farming, Valley Fever fungal spores can become airborne. The spores present a potential health hazard when inhaled. Individuals in occupations such as construction, agriculture, and archaeology have a higher risk of exposure due to working in areas of disturbed soils which may have the Valley Fever fungus.
Regulatory Setting
City of Visalia General Plan
The 2030 General Plan includes the policies related to air quality that correlate to the proposed project:
• AQ-P-2: Require use of Best Management Practices (BMPs) to reduce particulate emission as a condition of approval for all subdivisions, development plans and grading permits, in conformance with the San Joaquin Valley Air Pollution Control District Fugitive Dust Rule. • AQ-P-9: Continue to mitigate short-term construction impacts and long-term stationary source impacts on air quality on a case-by-case basis and continue to assess air quality impacts through environmental review. Require developers to implement Best Management Practices (BMPs) to reduce air pollutant emissions associated with the construction and operation of development projects
Federal Clean Air Act
The 1977 Federal Clean Air Act (CAA) authorized the establishment of the National Ambient Air Quality Standards (NAAQS) and set deadlines for their attainment. The Clean Air Act identifies specific emission reduction goals, requires both a demonstration of reasonable further progress and an attainment demonstration, and incorporates more stringent sanctions for failure to meet interim milestones. The U.S. EPA is the federal agency charged with administering the Act and other air quality-related legislation. EPA’s principal functions include setting NAAQS; establishing minimum national emission limits for major sources of pollution; and promulgating regulations. Under CAA, the NCCAB is identified as an attainment area for all pollutants.
California Clean Air Act
California Air Resources Board coordinates and oversees both state and federal air pollution control programs in California. As part of this responsibility, California Air Resources Board monitors existing air quality, establishes California Ambient Air Quality Standards, and limits allowable emissions from vehicular sources. Regulatory authority within established air basins is provided by air pollution 580
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 control and management districts, which control stationary-source and most categories of areasource emissions and develop regional air quality plans. The project is located within the jurisdiction of the San Joaquin Valley Air Pollution Control District.
The state and federal standards for the criteria pollutants are presented in Section 8.4 of The San Joaquin Valley Unified Air Pollution Control District’s 2015 “Guidance for Assessing and Mitigating Air Quality Impacts”. These standards are designed to protect public health and welfare. The “primary” standards have been established to protect the public health. The “secondary” standards are intended to protect the nation’s welfare and account for air pollutant effects on soils, water, visibility, materials, vegetation, and other aspects of general welfare. The U.S. EPA revoked the national 1-hour ozone standard on June 15, 2005, and the annual PM10 standard on September 21, 2006, when a new PM2.5 24-hour standard was established.
Pollutant Averaging
Time
California Standards1 National Standards2
Concentration3 Method4 Primary3,5 Secondary3,6 Method7
Ozone (03)
1 Hour 0.09 ppm
(180 μg/m3) Ultraviolet
Photometry
-- Same as
Primary
Standard
Ultraviolet 8 Hour
Photometry 8 Hour 0.070 ppm
(137 μg/m3)
0.075 ppm
(147 μg/m3)
Respirable
Particulate
Matter (PM10)
24 Hour 50 μg/m
Gravimetric or Beta
Attenuation
150 μg/m3
Same as
Primary
Standard
Inertial Separation
and Gravimetric
Annual Analysis
Annual
Arithmetic
Mean
20 μg/m3 --
Fine
Particulate
Matter (PM2.5)
24 Hour
Gravimetric or Beta
Attenuation
35 μg/m3
Same as
Primary
Standard
Inertial Separation
and Gravimetric
Annual Analysis
Annual
Arithmetic
Mean
12 μg/m3 15 μg/m3
Carbon
Monoxide
(CO)
1 Hour 20 ppm
(23 mg/m3)
Non-Dispersive
Infrared
Photometry (NDIR)
35 ppm
(40 mg/m3) --
Non-Dispersive
Infrared
Photometry (NDIR)
8 Hour 9.0 ppm
(10 mg/m3)
9 ppm (10
mg/m3) --
8 Hour
(Lake
Tahoe)
6 ppm
(7 mg/m3) -- --
Nitrogen
Dioxide
(NO2) 8
1 Hour 0.18 ppm
(339 μg/m3) Gas Phase
Chemiluminescence
100 ppb
(188 μg/m3) --
Gas Phase Annual
Arithmetic Chemiluminescence
Mean
0.030 ppm
(57 μg/m3)
53 ppb (100
μg/m3)
Same as
Primary
Standard
Sulfur Dioxide
1 Hour 0.25 ppm
(655 μg/m3)
Ultraviolet
Fluorescence
75 ppb (196
μg/m3) --
Ultraviolet
Fluorescence;
Spectrophotometry
(Pararosaniline
Method)
3 Hour -- --
0.5 ppm
(1300
μg/m3)
24 Hour 0.04 ppm
(105 μg/m3)
0.14 ppm
(for certain
areas)9
--
Annual
Arithmetic
Mean
--
0.030 ppm
(for certain
areas)9
--
Lead10,11 30 Day
Average 1.5 μg/m3 Atomic Absorption -- --
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 Pollutant Averaging
Time
California Standards1 National Standards2
Concentration3 Method4 Primary3,5 Secondary3,6 Method7
Calendar
Quarter --
1.5 μg/m3
(for certain
areas)11 Same as
Primary
Standard
High Volume
Sampler and
Atomic Absorption Rolling 3-
Month
Average
-- 0.15 μg/m3
Visibility
Reducing
Particles12
8 Hour See footnote
12 Beta Attenuation
and Transmittance
through Filter Tape
No National Standard Sulfates 24 Hour 25 μg/m3 Ion
Chromatography
Hydrogen
Sulfide 1 Hour 0.03 ppm(42 μg/m3)
Ultraviolet
Fluorescence
Vinyl
Chloride10 24 Hour
0.01 ppm
(26 μg/m3)
Gas
Chromatography
1. California standards for ozone, carbon monoxide (except 8-hour Lake Tahoe), sulfur dioxide (1 and 24 hour), nitrogen dioxide, and particulate matter (PM10, PM2.5, and visibility reducing particles), are values that are not to be exceeded. All others are not to be equaled or exceeded. California ambient air quality standards are listed in the Table of Standards in Section 70200 of Title 17 of the California Code of Regulations.
2. National standards (other than ozone, particulate matter, and those based on annual arithmetic mean) are not to be exceeded more than once a year. The ozone standard is attained when the fourth highest 8-hour concentration measured at each site in a year, averaged over three years, is equal to or less than the standard. For PM10, the 24 hour standard is attained when the expected number of days per calendar year with a 24-hour average concentration above 150 μg/m3 is equal to or less than one. For PM2.5, the 24 hour standard is attained when 98 percent of the daily concentrations, averaged over three years, are equal to or less than the standard. Contact the U.S. EPA for further clarification and current national policies.
3. Concentration expressed first in units in which it was promulgated. Equivalent units given in parentheses are based upon a reference temperature of 25°C and a reference pressure of 760 torr. Most measurements of air quality are to be corrected to a reference temperature of 25°C and a reference pressure of 760 torr; ppm in this table refers to ppm by volume, or micromoles of pollutant per mole of gas.
4. Any equivalent measurement method which can be shown to the satisfaction of the ARB to give equivalent results at or near the level of the air quality standard may be used.
5. National Primary Standards: The levels of air quality necessary, with an adequate margin of safety to protect the public health.
6. National Secondary Standards: The levels of air quality necessary to protect the public welfare from any known or anticipated adverse effects of a pollutant.
7. Reference method as described by the U.S. EPA. An “equivalent method” of measurement may be used but must have a “consistent relationship to the reference method” and must be approved by the U.S. EPA.
8. To attain the 1-hour national standard, the 3-year average of the annual 98th percentile of the 1-hour daily maximum concentrations at each site must not exceed 100 ppb. Note that the national standards are in units of parts per billion (ppb). California standards are in units of parts per million (ppm). To directly compare the national standards to the California standards the units can be converted from ppb to ppm. In this case, the national standards of 53 ppb and 100 ppb are identical to 0.053 ppm and 0.100 ppm, respectively.
9. On June 2, 2010, a new 1-hour SO2 standard was established and the existing 24-hour and annual primary standards were revoked. To attain the 1-hour national standard, the 3-year average of the annual 99th percentile of the 1-hour daily maximum concentrations at each site must not exceed 75 ppb. The 1971 SO2 national standards (24-hour and annual) remain in effect until one year after an area is designated for the 2010 standard, except that in areas designated nonattainment for the 1971 standards, the 1971 standards remain in effect until implementation plans to attain or maintain the 2010 standards are approved.
Note that the 1-hour national standard is in units of parts per billion (ppb). California standards are in units of parts per million (ppm). To directly compare the 1-hour national standard to the California standard the units can be converted to ppm. In this case, the national standard of 75 ppb is identical to 0.075 ppm.
10. The ARB has identified lead and vinyl chloride as ‘toxic air contaminants’ with no threshold level of exposure for adverse health effects determined. These actions allow for the implementation of control measures at levels below the ambient concentrations specified for these pollutants.
11. The national standard for lead was revised on October 15, 2008 to a rolling 3-month average. The 1978 lead standard (1.5 μg/m3 as a quarterly average) remains in effect until one year after an area is designated for the 2008 standard, except that in areas designated nonattainment for the 1978 standard, the 1978 standard remains in effect until implementation plans to attain or maintain the 2008 standard are approved.
12. In 1989, the ARB converted both the general statewide 10-mile visibility standard and the Lake Tahoe 30-mile visibility standard to instrumental equivalents, which are “extinction of 0.23 per kilometer” and “extinction of 0.07 per kilometer” for the statewide and Lake Tahoe Air Basin standards, respectively.
Table 3-2. Ambient Air Quality Standards; Source: SJVAPCD San Joaquin Valley Air Pollution Control District (SJVAPCD) The SJVAPCD is responsible for enforcing air quality standards in the project area. To meet state and federal air quality objectives, the SJVAPCD adopted the following thresholds of significance for projects:
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 Pollutant/Precursor
Construction
Emissions
Operational Emissions
Permitted Equipment
and Activities
Non-Permitted Equipment
and Activities
Emissions (tpy) Emissions (tpy) Emissions (tpy)
CO 100 100 100
Nox 10 10 10
ROG 10 10 10
SOx 27 27 27
PM10 15 15 15
PM2.5 15 15 15
Table 3-3. SJVAPCD Thresholds of Significance for Criteria Pollutants; Source: SJVAPCD The following SJVAPCD rules and regulations may apply to the proposed project:
• Rule 3135: Dust Control Plan Fee. All projects which include construction, demolition, excavation, extraction, and/or other earth moving activities as defined by Regulation VIII (Described below) are required to submit a Dust Control Plan and required fees to mitigate impacts related to dust. • Rule 4101: Visible Emissions. District Rule 4101 prohibits visible emissions of air contaminants that are dark in color and/or have the potential to obstruct visibility. • Rule 9510: Indirect Source Review (ISR). This rule reduces the impact PM10 and NOX emissions from growth on the SJVB. This rule places application and emission reduction requirements on applicable development projects in order to reduce emissions through onsite mitigation, offsite SJVAPCD administered projects, or a combination of the two. This project will submit an Air Impact Assessment (AIA) application in accordance with Rule 9510’s requirements. • Regulation VIII: Fugitive PM10 Prohibitions. Regulation VIII is composed of eight rules which together aim to limit PM10 emissions by reducing fugitive dust. These rules contain required management practices to limit PM10 emissions during construction, demolition, excavation, extraction, and/or other earth moving activities.
Discussion
a) Would the project conflict with or obstruct implementation of the applicable air quality plan? No Impact: The proposed project is located within the boundaries of the San Joaquin Valley Air Pollution Control District (SJVAPCD) and would result in air pollutant emissions that are regulated by the air district during both its construction and operational phases. The SJVAPCD is responsible for bringing air quality in the Visalia Planning Area into compliance with federal and state air quality standards. The Air District has Particulate Matter (PM) plans, Ozone Plans, and Carbon Monoxide Plans that serve as the clean air plan for the basin.
Together, these plans quantify the required emission reductions to meet federal and state air quality standards and provide strategies to meet these standards. The SJVAPCD adopted the Indirect Source Review (ISR) Rule in order to fulfill the District’s emission reduction commitments in its PM10 and Ozone (NOx) attainment plans and has since determined that implementation and compliance with ISR would reduce the cumulative PM10 and NOx impacts anticipated in the air quality plans to a less than significant level.
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 Construction Phase. Project construction would generate pollutant emissions from the following construction activities: demolition, site preparation, grading, building construction, application of architectural coatings, and paving. The construction related emissions from these activities were calculated using CalEEMod. The full CalEEMod Report can be found in Appendix A. As shown in Table 3-4 below, project construction related emissions do not exceed the thresholds established by the SJVAPCD.
CO (tpy) ROG
(tpy)
SOx
(tpy)*
Nox
(tpy)
PM10
(tpy)
PM2.5
(tpy)
Emissions Generated
from Project
Construction
3.3184 7.2943 .00804 3.4786 1.2036 .5800
SJVAPCD Air Quality
Thresholds of
Significance
100 10 27 10 15 15
*Threshold established by SJVAPCD for SOx, however emissions are reported as SO2 by CalEEMod.
Table 3-4. Projected Project Emissions Compared to SJVAPCD Thresholds of Significance for Criteria Pollutants related to Construction; Source: SJVAPCD, CalEEMod (v. 2020.4.0) Analysis (Appendix A) Operational Phase. Implementation of the proposed project would result in long-term emissions associated with area sources, such as natural gas consumption, landscaping, applications of architectural coatings, and consumer products, as well as mobile emissions. Operational emissions from these factors were calculated using CalEEMod. The full CalEEMod report can be found in Appendix A. As shown in Table 3-5 below, the project’s operational emissions do not exceed the thresholds established by the SJVAPCD.
CO (tpy) ROG
(tpy)
SOx
(tpy)*
Nox
(tpy)
PM10
(tpy)
PM2.5
(tpy)
Operational Emissions
(Dry Years) 24.9838 6.5072 .0525 4.3347 5.3962 1.5302
SJVAPCD Air Quality
Thresholds of
Significance
100 10 27 10 15 15
*Threshold established by SJVAPCD for SOx, however emissions are reported as SO2 by CalEEMod.
Table 3-5. Projected Project Emissions Compared to SJVAPCD Thresholds of Significance for Criteria Pollutants related to Operations; Source: SJVAPCD, CalEEMod (v. 2020.4.0) Analysis (Appendix A) Because the emissions from both construction and operation of the proposed project would be below the thresholds of significance established by the SJVAPCD, the project would not conflict with or obstruct implementation of an applicable air quality plan and there is no impact. b) Would the project result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard?
Less Than Significant Impact: The SJVAPCD is responsible for bringing air quality in the Visalia Planning Area into compliance with federal and state air quality standards. The significance 584
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 thresholds and rules developed by the SJVAPCD are designed to prevent projects from violating air quality standards or significantly contributing to existing air quality violations. As discussed above, neither construction-related emissions nor operation-related emissions will exceed thresholds established by the SJVAPCD. The project will comply with all applicable SJVAPCD rules and regulations, which will further reduce the potential for any significant impacts related to air quality as a result of project implementation. Because these thresholds and regulations are designed to achieve and/or maintain federal and state air quality standards, and the project is compliant with these thresholds and regulations, the project will not violate an air quality standard or significantly contribute to an existing air quality violation. The impact is less than significant.
c) Would the project expose sensitive receptors to substantial pollutant concentrations? Less than Significant Impact: The single-family residences bordering the project site located to the southeast and, in the future, surrounding the project site are the closest sensitive receptors.
The C-N zone of the project is located 1,000 feet away from the nearest existing residence. Table 1-1 of the California Air Resources Board Air Quality and Land Use Handbook (2005) identifies source categories with advisory recommendations for distance from sensitive receptors. Of the pollution sources listed, dry cleaning centers and gasoline dispensing facilities are the only uses permitted within the C-N zone and would therefore be the only sources that could expose sensitive receptors to substantial pollutant concentrations. These uses are subject to separate district permitting under SJVAPCD Rules 4672, 7070, and 4622. These rules are developed specifically to limit toxic pollutant emissions and prevent exposure to sensitive receptors. The project does not include any project components identified by the California Air Resources Board that could potentially impact any sensitive receptors. These include heavily traveled roads, distribution centers, fueling stations, and dry-cleaning operations. The project would not expose sensitive receptors to substantial pollutant concentrations. Therefore, the impact would be less than significant.
d) Result in other emissions (such as those leading to odors) adversely affecting a substantial number of people?
Less Than Significant Impact: Less Than Significant Impact: The project will create temporary localized odors during project construction. The proposed project will not introduce a conflicting land use (surrounding land includes residential neighborhoods) to the area and will not have any component that would typically emit odors. The project would not create objectionable odors affecting a substantial number of people. However, restaurants in the C-N zone may use underfired charbroilers. These can create significant amounts of Particulate Matter. Mitigation measure AQ-1 will reduce these pollutants to a less than significant level. Therefore, Impacts would be less than significant with mitigation incorporation.
• Mitigation Measure AQ-1: If any restaurants in the C-N portion of the project will utilize under-fired charbroilers, measures will be utilized to reduce Particulate Matter to a less than significant level, as technologically feasible. These can include Mechanical Filtration Systems, Electrostatic Precipitators, or Wet-Scrubbers. 585
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 IV. BIOLOGICAL RESOURCES
Would the project:
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporation
Less than
Significant
Impact
No
Impact
a) Have a substantial adverse effect, either
directly or through habitat modifications, on any
species identified as a candidate, sensitive, or
special status species in local or regional plans,
policies, or regulations, or by the California
Department of Fish & Game or U.S. fish and
Wildlife Service?
b) Have a substantial adverse effect on any
riparian habitat or other sensitive natural
community identified in local or regional plans,
policies, regulations or by the California
Department of Fish and Game or US Fish and
Wildlife Service?
c) Have a substantial adverse effect on state or
federally protected wetlands (including, but not
limited to, marsh, vernal pool, coastal, etc.)
through director removal, filling, hydrological
interruption, or other means?
d) Interfere substantially with the movement of
any native resident or migratory fish or wildlife
species or with established native resident or
migratory wildlife corridors, or impede the use of
native wildlife nursery sites?
e) Conflict with any local policies or ordinances
protecting biological resources, such as a tree
preservation policy or ordinance?
f) Conflict with the provisions of an adopted
Habitat Conservation Plan, Natural Community
Conservation Plan, or other approved local,
regional, or state habitat conservation plan?
Discussion for this section originates from the Biological Resource Review that was prepared for this project by Soar Environmental Consulting to identify biological resources present or potentially present on the project site and assess the significance of project impacts on such resources per provisions of the California Environmental Quality Act (CEQA), the Federal Clean Water Act (CWA), the state and federal endangered species acts (FESA and CESA respectively), California Fish and Game Code, and California Water Code. The research included the California Natural Diversity Database (CNDDB), the United States Fish and Wildlife Service (USFWS) Information for Planning and Consultation (IPaC), and the California Native Plant Society (CNPS) Online Rare Plant Inventory. The full document can be found in Appendix B. 586
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 Environmental Setting
The Project site is in the northern portion of the Visalia Planning Area within the lower San Joaquin Valley, in the Central Valley of California. The Central Valley is bordered by the Sierra Nevada Mountain Ranges to the east and the Coast Ranges to the west. Like most of California, Visalia is considered a Mediterranean climate. Warm, dry summers are followed by cool, moist winters. Summer temperatures often reach above 90 degrees Fahrenheit, and the humidity is relatively low. Winter temperatures are often below 60 degrees Fahrenheit during the day and rarely exceed 70 degrees. On average, the Central Valley receives approximately 10 inches of precipitation in the form of rainfall yearly, most of which occurs between October and March.
The proposed Project site is in a residential and agricultural interface environment just outside the northern boundary of the City of Visalia. The proposed Project site is bounded by agricultural fields to the north, east, and west, and single-family homes to the south. A canal runs north and south in the central portion of the site. The canal is surrounded by agricultural fields. No other natural water features occur in the vicinity of the proposed Project site. The topography of the area is flat. The soil on the proposed Project site is highly compacted. Few trees exist in the surrounding area.
Regulatory Setting
Federal Endangered Species Act (FESA): defines an endangered species as “any species or subspecies that is in danger of extinction throughout all or a significant portion of its range.” A threatened species is defined as “any species or subspecies that is likely to become an endangered species within the foreseeable future throughout all or a significant portion of its range.” The Federal Migratory Bird Treaty Act (FMBTA: 16 USC 703-712): FMBTA prohibits killing, possessing, or trading in any bird species covered in one of four international conventions to which the United States is a party, except in accordance with regulations prescribed by the Secretary of the Interior. The name of the act is misleading, as it actually covers almost all birds native to the United States, even those that are non-migratory. The FMBTA encompasses whole birds, parts of birds, and bird nests and eggs. Although the USFWS and its parent administration, the U.S. Department of the Interior, have traditionally interpreted the FMBTA as prohibiting incidental as well as intentional “take” of birds, a January 2018 legal opinion issued by the Department of the Interior now states that incidental take of migratory birds while engaging in otherwise lawful activities is permissible under the FMBTA. However, California Fish and Game Code makes it unlawful to take or possess any non-game bird covered by the FMBTA (Section 3513), as well as any other native non-game bird (Section 3800), even if incidental to lawful activities.
Birds of Prey (CA Fish and Game Code Section 3503.5): Birds of prey are protected in California under provisions of the Fish and Game Code (Section 3503.5), which states that it is unlawful to take, possess, or destroy any birds in the order Falconiformes (hawks and eagles) or Strigiformes (owls), as well as their nests and eggs. The bald eagle and golden eagle are afforded additional protection under the federal Bald and Golden Eagle Protection Act (16 USC 668), which makes it unlawful to kill birds or their eggs.
Clean Water Act: Section 404 of the Clean Water Act of (1972) is to maintain, restore, and enhance the physical, chemical, and biological integrity of the nation’s waters. Under Section 404 of the Clean Water Act, the US Army Corps of Engineers (USACE) regulates discharges of dredged and fill materials into “waters of the United States” (jurisdictional waters). Waters of the US including navigable waters of the 587
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 United States, interstate waters, tidally influenced waters, and all other waters where the use, degradation, or destruction of the waters could affect interstate or foreign commerce, tributaries to any of these waters, and wetlands that meet any of these criteria or that are adjacent to any of these waters or their tributaries.
California Endangered Species Act (CESA): prohibits the take of any state-listed threatened and endangered species. CESA defines take as “any action or attempt to hunt, pursue, catch, capture, or kill any listed species.” If the proposed project results in a take of a listed species, a permit pursuant to Section 2080 of CESA is required from the CDFG.
City of Visalia Oak Tree Ordinance: The City of Visalia has an oak tree ordinance that protects valley oak trees with a diameter at breast height (dbh) of 2 inches or greater. Under this ordinance, removal or encroachment within the drip-line of or damage to valley oak trees is prohibited. Removal requires a permit from the city manager and mitigation either by replacement in-kind or payment of an in-lieu fee to be used for oak tree planting.
Visalia Planning Area General Plan: The Visalia Planning Area General Plan contains the following policies related to the preservation of biological resources that may be considered relevant to the proposed Project’s environmental review:
• OSC-P-8 Protect, restore, and enhance a continuous corridor of native riparian vegetation along Planning Area waterways, including the St. Johns River; Mill, Packwood, and Cameron Creeks; and segments of other creeks and ditches where feasible, in conformance with the Parks and Open Space diagram of this General Plan.
• OSC-P-19 Establish easements or require dedication of land along waterways to protect natural habitat areas, allow maintenance operations and promote trails and bike paths. • OSC-P-26 Establish Best Management Practices (BMPs) for control of invasive plant species where such plants could adversely impact wildlife habitat.
• OSC-P-27 Establish a “no net loss” standard for sensitive habitat acreage, including wetlands and vernal pools potentially affected by development.
• OSC-P-30 Require assessments of biological resources prior to approval of any discretionary development projects involving riparian habitat, wetlands, or special status species habitat. Early in the development review process, consult with California Department of Fish and Game, U.S.
Fish and Wildlife Service, and other agencies.
• OSC-P-31 Protect and enhance habitat for special status species, designated under state and federal law. Require protection of sensitive habitat areas and special status species in new development in the following order: 1) avoidance; 2) onsite mitigation, and 3) offsite mitigation. 588
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 Discussion
a) Would the project have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish & Game or U.S. fish and Wildlife Service?
Less Than Significant Impact with Mitigation: Soar Environmental Consulting conducted a records search of three database record systems for historical occurrences of special-status species within the vicinity of the project site. The record search identified the following special status species with known occurrences within 5 miles of the Project site.
1. California tiger salamander (Ambystoma californiense)
2. Hoover’s spurge (Euphorbia hooveri)
3. San Joaquin kit fox (Vulpes macrotis mutica)
4. San Joaquin Valley Orcutt grass (Orcuttia inaequalis)
5. Swainson’s hawk (Buteo swainsoni)
6. Vernal pool fairy shrimp (Branchinecta lynchi)
7. Western yellow-billed cuckoo (Coccyzus americanus occidentalis) Vernal pools, which provide habitat for Hoover’s Spurge, San Joaquin Valley Orcutt Grass, and Vernal Pool Fairy Shrimp, are absent from the project site. Therefore, the project is not anticipated to have any impact on these species.
Suitable habitat for California tiger salamander, Jan Joaquin kit fox, Swainson’s hawk, and western yellow-billed cuckoo is poor on and near the proposed Project site due to agricultural activity. CNDDB records indicate that the nearest and most recent occurrence of San Joaquin kit fox was approximately
3.2 miles east of the proposed Project site, the Swainsons’s hawk approximately 4 miles southwest, the Western yellow-billed cuckoo approximately 3.5 miles southeast, and the California tiger salamander approximately 5 miles north. Due to the level of agricultural activity, residential development of the surrounding area, lack of suitable habitat, and the distance of other known occurrences from the site, occurrence of these special-status species within the vicinity of the proposed Project site is unlikely, and the proposed Project would be unlikely to adversely affect populations of this species. However, there is a possibility that special status species may be present within the Project site. Therefore, mitigations BIO-1 – BIO-4 would reduce potential impacts to less than significant.
Impacts would be less than significant with mitigation incorporation. b) Would the project have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? No Impact: There are no CNDDB-designated “natural communities of special concern” recorded within the proposed Project area or surrounding lands. The Visalia General Plan identifies Grasslands, Valley Oak Riparian Woodland, Valley Oak Woodland, Vernal Pools, and Wetlands as vegetation communities to protect. The nearest community is a Wetland approximately 0.5 miles south. The proposed Project site consists of agricultural fields. There would be no impact. 589
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 c) Would the project have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through director removal, filling, hydrological interruption, or other means?
No Impact: A canal runs through the eastern portion of the site. However, the project will not affect the canal and leave a buffer surrounding the canal. There is less than significant impact. d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites?
Less than Significant Impact: The proposed Project area is surrounded by cultivated agricultural lands, residential development, and paved roads. Therefore, the proposed Project area does not contain features that would be likely to function as a wildlife movement corridor. The San Joaquin kit fox, Swainson’s hawk, Western yellow-billed cuckoo, and California tiger salamander, are the only special status species with potential to exist within the site. Due to the level of agricultural activity, residential development of the surrounding area, lack of suitable habitat, and distance of other known occurrences from the site, occurrence of special status species within the vicinity of the proposed Project site is unlikely. Impacts would be less than significant. e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance?
No Impact: The proposed Project would comply with the goals and policies of the Visalia General Plan.
There are few trees on the site, but the project will follow the Visalia Tree Ordinance. There would be no impact.
f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? No Impact: There are no known habitat conservation plans or Natural Community Conservation Plans (NCCP) in the proposed Project area. There would be no impact.
Mitigation Measures for Biological Resources:
Mitigation Measure BIO-1: Mitigation Measures for Swainson’s Hawk • Mitigation Measure BIO-1a: Construction Timing. If feasible, project construction will occur entirely outside the Swainson’s hawk nesting season, typically defined as March 1- September 15. • Mitigation Measure BIO-1b: Preconstruction Surveys. If construction activities must occur between March 1 and September 15, then within 10 days prior to the start of work, a qualified biologist will conduct preconstruction surveys from publicly accessible roads for Swainson’s hawk nests within ½ mile of the work area(s) in question.
• Mitigation Measure BIO-1c: Avoidance. Should any active nests be identified, the biologist will establish a suitable disturbance-free buffer around the nest, to be maintained until the biologist has determined that the young have fledged.
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 Mitigation Measure BIO-2: Mitigation Measures for Nesting Birds Including the Western yellow-billed cuckoo
• Mitigation Measure BIO-2a: Avoidance. In order to avoid impacts to nesting migratory birds and raptors, construction will occur, where possible, outside the nesting season, or between September 1 and January 31.
• Mitigation Measure BIO-2b: Preconstruction Surveys. If construction must occur during the nesting season (February 1-August 31), a qualified biologist will conduct preconstruction surveys for active migratory bird and raptor nests within 10 days of the onset of these activities. Nest surveys will include all areas on and within 500 feet of the project site, where accessible.
Inaccessible areas will be surveyed using binoculars or a spotting scope. If no active nests are found within the survey area, no further mitigation is required. • Mitigation Measure BIO-2c: Establish Buffers. Should any active nests be discovered in or near proposed work areas, the biologist will determine appropriate construction setback distances based on applicable CDFW guidelines and/or the biology of the affected species. Constructionfree buffers will be identified on the ground with flagging, fencing, or by other easily visible means, and will be maintained until the biologist has determined that the young have fledged. • Mitigation Measure BIO-2d: Nest Monitoring. Should construction need to occur within the construction free buffers, then prior to initiation of these activities a qualified biologist will conduct a survey to establish a behavioral baseline of the affected nest(s). When construction begins within the buffer, the qualified biologist will continuously monitor nests to detect behavioral changes resulting from the project. If behavioral changes occur, the work causing that change will cease. If there are no behavioral changes after one week of monitoring, then monitoring may be reduced as determined by the biologist.
Mitigation Measure BIO-3: Mitigation Measures for San Joaquin Kit Fox • Mitigation Measure BIO-3a: Pre-construction Surveys. Preconstruction surveys for the San Joaquin kit fox shall be conducted on and within 200 feet of the project site, no less than 14 days and no more than 30 days prior to the start of ground disturbance activities on the site. The primary objective is to identify kit fox habitat features (e.g., potential dens and refugia) on and adjacent to the site and evaluate their use by kit foxes. • Mitigation Measure 3b: Avoidance. Should active kit fox dens be detected during preconstruction surveys, the Sacramento Field Office of the USFWS and the Fresno Field Office of CDFW will be notified. A disturbance-free buffer will be established around the burrows in consultation with the USFWS and CDFW, to be maintained until an agency-approved biologist has determined that the burrows have been abandoned.
• Mitigation Measure BIO-3c: Minimization. Construction activities shall be carried out in a manner that minimizes disturbance to kit foxes in accordance with the USFWS Standardized Recommendations. The applicant shall implement all minimization measures presented in the Construction and On-going Operational Requirements section of the Standardized Recommendations, including, but not limited to: restriction of project- related vehicle traffic to established roads, construction areas, and other designated areas; inspection and covering of structures (e.g. pipes), as well as installation of escape structures, to prevent the inadvertent entrapment of kit foxes; restriction of rodenticide and herbicide use; and proper disposal of food items and trash.
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 • Mitigation Measure BIO-3d: Mortality Reporting. The Sacramento Field Office of the USFWS and the Fresno Field Office of CDFW will be notified in writing within three working days in case of the accidental death or injury of a San Joaquin kit fox during project-related activities. Notification must include the date, time, location of the incident or of the finding of a dead or injured animal, and any other pertinent information.
Mitigation Measure BIO-4: Mitigation Measures for California Tiger Salamander • Mitigation Measure BIO-4: Pre-construction Surveys. Preconstruction surveys for the California tiger salamander shall be conducted on and within 200 feet of the project site, no less than 14 days and no more than 30 days prior to the start of ground disturbance activities on the site. o If special status animal species are not identified during pre-construction surveys, no further action is required.
o If special status animal species are detected during pre-construction surveys, the Sacramento Field Office of the USFWS and the Fresno Field Office of CDFW shall be contacted immediately to identify the appropriate avoidance and minimization actions to be taken as applicable for the species identified and to determine permitting needs. 592
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 V. CULTURAL RESOURCES
Would the project:
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporation
Less than
Significant
Impact
No
Impact
a) Cause a substantial adverse change in the
significance of a historical resource pursuant to
Section 15064.5?
b) Cause a substantial adverse change in the
significance of an archaeological resource
pursuant to Section 15064.5?
c) Disturb any human remains, including those
interred outside of formal cemeteries?
Taylored Archaeology performed a phase 1 cultural resources assessment for the Belissa Tentative Subdivision Project in the Visalia Planning Area, Tulare County, California. The Project proposes to construct 310 single-family units and 168 multi-family units of residential development and 7.88 acres of neighborhood commercial development. The Project is subject to the California Environmental Quality Act (CEQA).
Environmental Setting
The Project area is in the Southern Valley Yokuts ethnographic territory of the San Joaquin Valley and located between the Kings River and the north shore of Tulare Lake. The Yokuts were generally divided into three major groups, the Northern Valley Yokuts, the Southern Valley Yokuts, and the Foothill Yokuts.
The Project area is likely within the Telamni and Wukchamni Yokuts territory. The closest village for this area was Waitatshulu, which was located on Packwood Creek approximately 5.5 miles south of the Project site.
The San Joaquin Valley did not experience contact with Europeans until the late 1700s. The earliest exploration of the San Joaquin Valley by Europeans was likely by the Spaniards when in the fall of 1772 a group known as the Catalonian Volunteers entered the valley through Tejon Pass in search of deserters from the Southern California Missions. However, the group only made it as far north as Buena Vista Lake in modern day Kern County before turning around due to the extensive swamps. Initial settlement within the valley by Europeans in the 1830s was largely either by trappers or horse thieves. With the end of the Mexican American War and the beginning of the gold rush in 1848, the San Joaquin Valley became more populated with ranchers and prospectors. By 1850, California became a state, Tulare County was established in 1853, and Visalia was formed in 1852. During the first few decades, Visalia was a supply center for nearby gold rushes, and had an agricultural economy based on livestock.
On August 20, 2021, Taylored Archaeology requested a copy of prior cultural resource studies reports in the result letter that the SSJVIC of the CHRIS at California State University in Bakersfield, California, provided to 4Creeks. The records search included the Project area and surrounding land within a 0.5-mile radius of the Project. Sources consulted included archaeological site and survey base maps, historical USGS topographic maps, reports of previous investigations, cultural resource records (DPR forms) as well as listings of the Historic Properties Directory of the Office of Historic Preservation, General Land Office 593
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 Maps, Archaeological Determinations of Eligibility, and the California Inventory of Historic Resources.
According to the SSJVIC records search, there has been no previous cultural resource investigations within the Project area. There has only been one cultural resource study conducted withing a 0.5-mile radius of the project. There have been no cultural resources were previously recorded within the Project area or within the 0.5-mile radius. Additionally, no recorded cultural resources are recorded within the Project area or 0.5-mile radius that are listed in the National Register of Historic Places, the California Register of Historical Resources, the California Points of Interest, California Inventory of Historic Resources, or the California State Historic Landmarks.
Regulatory Setting
Cultural resources within the context of this report are defined as a historical or prehistorical archaeological site, or a historical structure, object, or building. Consistent with 36 CFR 60.3, the term “historical” in this report applies to archaeological features and artifacts, and additionally to buildings, objects, or structures that are at least 50 years old. While exceptions to the 50-year criterion occur, they are relatively rare. The significance or importance of a cultural resource is dependent upon whether the resource qualifies for inclusion at the local or state in the California Register of Historical Places (CRHR).
Cultural resources that are determined to be eligible for inclusion in the CRHR are called “historical resources” (CCR 15064.5[a]). Under this statue the determination of eligibility is partially based on the consideration of the criteria of significance as defined in 14 CCR 15064.5(a)(3).
National Historic Preservation Act
The National Historic Preservation Act was adopted in 1966 to preserve historic and archeological sites in the United States. The Act created the National Register of Historic Places, the list of National Historic Landmarks, and the State Historic Preservation offices.
California Historic Register
The California Historic Register was developed as a program to identify, evaluate, register, and protect Historical Resources in California. Historical resources may include, but are not limited to, “any object, building, structure, site, area, place, record, or manuscript which a lead agency determines to be historically or archaeologically significant” (PRC §5020.1[j]). In addition, a resource included in a local register of historical resources or identified as significant in a local survey conducted in accordance with the state guidelines are also considered historic resources under California Public Resources Code (PRC) Section 5020.1. According to CEQA guidelines §15064.5 (a)(3), criteria for listing on the California Register of Historical Resources includes the following:
• Is associated with events that have made a significant contribution to the broad patterns of California’s history and cultural heritage.
• Is associated with the lives of persons important in our past. • Embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of an important creative individual, or possesses high artistic values. • Has yielded, or may be likely to yield, information important in prehistory or history.
City of Visalia General Plan
The 2030 General Plan includes the policies related to cultural resources that correlate to the proposed project:
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 • LU-P-48: Preserve established and distinctive neighborhoods throughout the City by maintaining appropriate zoning and development standards to achieve land use compatibility in terms of height, massing, and other characteristics; providing design guidelines for high-quality new development; supporting housing rehabilitation programs; and other means. • OSC-P-42: Establish requirements to avoid potential impacts to sites suspected of being archeologically, paleontologically, or historically significant or of concern, by:
o Requiring a records review for development proposed in areas that are considered archaeologically or paleontologically sensitive;
o Determining the potential effects of development and construction on archaeological or paleontological resources (as required by CEQA);
o Requiring pre-construction surveys and monitoring during any ground disturbance for all development in areas of historical and archaeological sensitivity (defined as areas identified according to the National Historic Preservation Act as part of the Section 106 process); and
o Implementing appropriate measures to avoid the identified impacts, as conditions of project approval.
Discussion
a) Would the project cause a substantial adverse change in the significance of a historical resource pursuant to in Section 15064.5?
Less Than Significant Impact with Mitigation: A records search was conducted on behalf of the Applicant from the SSJVIC of the CHRIS at California State University in Bakersfield, California, to determine if historical or archaeological sites had previously been recorded within the study area, if the project area had been systematically surveyed by archaeologists prior to the initial study, and/or whether the region of the field project was known to contain archaeological sites and to thereby be archaeologically sensitive.
According to the SSJVIC records search, there has been no previous cultural resource investigations within the Project area. There has only been one cultural resource study conducted withing a 0.5-mile radius of the project. There have been no cultural resources were previously recorded within the Project area or within the 0.5-mile radius. Additionally, no recorded cultural resources are recorded within the Project area or 0.5-mile radius that are listed in the National Register of Historic Places, the California Register of Historical Resources, the California Points of Interest, California Inventory of Historic Resources, or the California State Historic Landmarks.
Additionally, a pedestrian survey was taken, and it also did not locate any prehistoric resources.
However, a historic-era resource, a canal segment of the Modoc Ditch was identified in the Project boundary during the survey. The segment of the Modoc Ditch within the Project boundary was evaluated and found to not be eligible for inclusion within the CRHR.
Although no cultural resources were identified, the presence of remains or unanticipated cultural resources under the ground surface is possible. Implementation of Mitigation Measures CUL-1 and CUL-2 will ensure that impacts to this checklist item will be less than significant with mitigation incorporation.
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 b) Would the project cause a substantial adverse change in the significance of an archaeological resource pursuant to Section 15064.5?
Less Than Significant Impact with Mitigation: There are no known archaeological resources located within the project area. Implementation of Mitigation Measures CUL-1 and CUL-2 will ensure that potential impact to unknown archeological resources will be less than significant with mitigation incorporation.
c) Would the project disturb any human remains, including those interred outside of formal cemeteries?
Less Than Significant Impact with Mitigation: There are no known human remains buried in the project vicinity. If human remains are unearthed during project construction, there is a potential for a significant impact. As such, implementation of Mitigation Measure CUL-2 will ensure that impacts remain less than significant with mitigation incorporation.
Mitigation Measures for Impacts to Cultural Resources
Mitigation Measure CUL-1: If previously unknown resources are encountered before or during grading activities, construction shall stop in the immediate vicinity of the find and a qualified historical resources specialist shall be consulted to determine whether the resource requires further study. The qualified historical resources specialist shall make recommendations to the City on the measures that shall be implemented to protect the discovered resources, including but not limited to excavation of the finds and evaluation of the finds in accordance with Section 15064.5 of the CEQA Guidelines and the City’s Historic Preservation Ordinance.
If the resources are determined to be unique historical resources as defined under Section 15064.5 of the CEQA Guidelines, measures shall be identified by the monitor and recommended to the Lead Agency. Appropriate measures for significant resources could include avoidance or capping, incorporation of the site in green space, parks, or open space, or data recovery excavations of the finds. No further grading shall occur in the area of the discovery until the Lead Agency approves the measures to protect these resources. Any historical artifacts recovered as a result of mitigation shall be provided to a City‐approved institution or person who is capable of providing long‐term preservation to allow future scientific study.
Mitigation Measure CUL-2: In the event that human remains are unearthed during excavation and grading activities of any future development project, all activity shall cease immediately. Pursuant to Health and Safety Code (HSC) Section 7050.5, no further disturbance shall occur until the County Coroner has made the necessary findings as to origin and disposition pursuant to PRC Section 5097.98(a). If the remains are determined to be of Native American descent, the coroner shall within 24 hours notify the Native American Heritage Commission (NAHC). The NAHC shall then contact the most likely descendent of the deceased Native American, who shall then serve as the consultant on how to proceed with the remains. Pursuant to PRC Section 5097.98(b), upon the discovery of Native American remains, the landowner shall ensure that the immediate vicinity, according to generally accepted cultural or archaeological standards or practices, where the Native American human remains are located is not damaged or disturbed by further development activity until the landowner has discussed and conferred with the most likely descendants regarding their recommendations, if 596
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 applicable, taking into account the possibility of multiple human remains. The landowner shall discuss and confer with the descendants all reasonable options regarding the descendants' preferences for treatment.
Mitigation Measure CUL-3: Native American pre-construction presentation. Prior to any ground disturbance, the proponent shall retain Santa Rosa Rancheria Cultural Staff to provide a preconstruction Cultural Sensitivity Training to construction staff regarding the discovery of cultural resources and the potential for discovery during ground disturbing activities, which will include information on potential cultural material finds and, on the procedures, to be enacted if resources are found. Tribal participation would be dependent upon the availability and interest of the Tribe. 597
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 VI. ENERGY
Would the project:
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporation
Less than
Significant
Impact
No
Impact
a) Result in potentially significant environmental
impact due to wasteful, inefficient, or unnecessary
consumption of energy resources, during project
construction or operation?
b) Conflict with or obstruct a state or local plan
for renewable energy or energy efficiency?
Environmental Setting
Southern California Edison (SCE) provides electricity services to the City of Visalia. SCE serves approximately 15 million people in a 50,000 square-mile area of Central, Coastal, and Southern California.
SCE supplies electricity to its customers through a variety of renewable and nonrenewable sources. Table 3-6 below shows the proportion of each energy resource sold to California consumers by SCE in 2019 as compared to the statewide average.
Fuel Type SCE Power Mix California
Power Mix
Coal 0% 2.7%
Large Hydroelectric 7.9% 12.2%
Natural Gas 16.1% 37%
Nuclear 8.2% 9.3%
Other (Oil/Petroleum Coke/Waste Heat) 0.1% 0.2%
Unspecified Sources of Power1 32.6% 5.4%
Eligible
Renewables
Biomass 0.6% 2.5%
Geothermal 5.9% 4.9%
Small Hydro 1% 1.4%
Solar 16% 13.2%
Wind 11.5% 11.1%
Total Eligible
Renewable 35.1% 33.1%
1. "Unspecified sources of power" means electricity from transactions that are not traceable to specific generation sources.
Table 3-6. 2019 SCE and 2020 State average power resources; Source: Southern California Edison, California Energy Commission
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 SCE also offers Green Rate Options, which allow consumers to indirectly purchase up to 100% of their energy from renewable sources. To accomplish this, SCE purchases the renewable energy necessary to meet the needs of Green Rate participants from solar renewable developers.
Southern California Gas (SoCalGas) Company provides natural gas services to the project area. Natural gas is an energy source developed from fossil fuels composed primarily of methane (CH4). Approximately 45% of the natural gas burned in California is used for electricity generation, while 21% is consumed by the residential sector, 25% is consumed by the industrial sector, and 9% is consumed by the commercial sector.
Regulatory Setting
California Code of Regulations, Title 20
Title 20 of the California Code of Regulations establishes standards and requirements for appliance energy efficiency. The standards apply to a broad range of appliances sold in California.
California Code of Regulations, Title 24
Title 24 of the California Code of Regulations is a broad set of standards designed to address the energy efficiency of new and altered homes and commercial buildings. These standards regulate energy consumed for heating, cooling, ventilation, water heating, and lighting. Title 24 requirements are enforced locally by the City of Selma Building Department.
California Green Building Standards Code (CALGreen)
CalGreen is a mandatory green building code that sets minimum environmental standards for new buildings. It includes standards for volatile organic compound (VOC) emitting materials, water conservation, and construction waste recycling.
SB 100
SB 100, passed in 2018, set a deadline in 2045 for 100% of energy to be renewable. Additionally, by 2030, 60% of all energy must be renewable. California is targeting this goal through solar and other renewable sources.
AB 178
For California to meet its renewable goals, AB 178 was passed in 2018. AB 178 states that starting in 2020 all new low rise residential buildings must be built with solar power.
City of Visalia General Plan
The 2030 General Plan includes the policies related to energy use that correlate to the proposed project:
• T-P-41: Integrate the bicycle transportation system into new development and infill redevelopment. Development shall provide short term bicycle parking and long-term bicycle storage facilities, such as bicycle racks, stocks, and rental bicycle lockers. Development also shall provide safe and convenient bicycle and pedestrian access to high activity land uses such as schools, parks, shopping, employment, and entertainment centers. • T-P-53: Develop flexible parking requirements in the zoning ordinance for development proposals based on “best practices” and the proven potential to reduce parking demand. 599
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 Discussion
a) Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation? Less Than Significant Impact: The proposed project includes the construction and operation of single-family housing and neighborhood commercial space. During project construction there would be an increase in energy consumption related to worker trips and operation of construction equipment. This increase in energy use would be temporary and limited to the greatest extent possible through compliance with local, state, and federal regulations. Vehicle fuel consumption during project construction was estimated based on the assumed construction schedule, vehicle trip lengths, and the number of workers per construction phase as provided by CalEEMod, and Year 2023 gasoline/diesel MPG factors provided by the EMFAC2017. To simplify the estimation process, it was assumed that all worker vehicles used gasoline as a fuel source and all vendor vehicles used diesel as a fuel source. Table 3-7, below, provides gasoline and diesel fuel used by construction and on-road sources during each phase of project construction.
Construction Phase # of
Days
Daily
Worker
Trips1
Daily
Vendor
Trips1
Daily
Hauling
Trips1
Total
Gasoline
Fuel Use
(gallons)2
Total Diesel
Fuel Use
(gallons)2
Demolition 70 15 0 45 13,790 2,727
Site Preparation 40 18 0 0 7,799 0
Grading 110 20 0 0 33,871 0
Building Construction 1110 289 76 0 262,856 73,051
Paving 75 15 0 0 8,836 0
Architectural Coating 75 58 0 0 2,574 0
Total 1480 N/A N/A N/A 315,935 75,779
1. Data provided by CalEEMod (Appendix A)
2. See Appendix D
Table 3-7. On-Road Mobile Fuel Use Generated by Construction Activities. Source: CalEEMod (v. 2020.4.0); EMFAC2014 While construction of the proposed project will result in additional energy consumption, this energy use is not unnecessary or inefficient. This energy use is justified by the energy-efficient nature of the proposed project and would be limited to the greatest extent possible through compliance with local, state, and federal regulations. Once construction is complete, the project is expected to achieve net zero energy consumption. The proposed project is subject to the California New Residential Zero Net Energy Action Plan 2015-2020. This plan establishes a goal for all residential buildings built after January 1, 2020, to be zero net energy. The California Energy Commission is responsible for the development and enforcement of specific strategies to achieve this goal. These strategies are implemented through Title 24, Part 6 of the California Building Code, which requires developers to include certain measures (including solar panels on all new residential buildings) to achieve required building efficiency standards. 600
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 Total Annual Operational VMT1 Annual Fuel Use
(Gasoline)
Annual Fuel Use
(Diesel)
Average MPG
14,141,034 Miles 541,798 Gallons 60,808 Gallons 23.5
1. Data Provided by CalEEMod
2. See Appendix D
Table 3-8. On-Road Mobile Fuel Use Generated by Operational Activities. Source CalEEMod (v. 2020.4.0); EMFAC2014 During project operations, the proposed project is not anticipated to result in wasteful fuel consumption. This is due to the distance of the project site to the commercial, recreational, and denser residential uses, resulting in less of a reliance on personal vehicles.
Because construction-related energy use would be temporary and limited to the greatest extent feasible through consistency with Federal, State, and local policies related to energy conservation, and operation of the project will comply with all energy efficiency standards required under Title 24, Section 6, and these standards were specifically developed to achieve net zero energy for residential projects, it can be presumed that the project will achieve net zero energy. The project would not result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources. The impact is less than significant. b) Conflict with or obstruct a state or local plan for renewable energy or energy efficiency? No Impact: The proposed project will not conflict with or obstruct any state or local plans for renewable energy or energy efficiency. The proposed project will comply with all state and local policies related to energy efficiency and there is no impact. 601
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 VII. GEOLOGY AND SOILS
Would the project: Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporation
Less than
Significant
Impact
No
Impact
a) Directly or indirectly cause potential
substantial adverse effects, including the risk of
loss, injury, or death involving:
i) Rupture of a known earthquake fault, as
delineated on the most recent Alquist-Priolo
Earthquake Fault Zoning Map issued by the State
Geologist for the area or based on other
substantial evidence of a known fault? Refer to
Division of Mines and Geology Special Publication
42.
ii) Strong seismic ground shaking?
iii) Seismic-related ground failure, including
liquefaction?
iv) Landslides?
b) Result in substantial soil erosion or the loss of
topsoil?
c) Be located on a geologic unit or soil that is
unstable, or that would become unstable as a
result of the project, and potentially result in onor off-site landslide, lateral spreading, subsidence, liquefaction or collapse?
d) Be located on expansive soil, as defined in
Table 18-1-B of the Uniform Building Code (1994),
creating substantial direct and indirect risks to life
or property?
e) Have soils incapable of adequately supporting
the use of septic tanks or alternative waste water
disposal systems where sewers are not available
for the disposal of waste water?
f) Directly or indirectly destroy a unique
paleontological resource or site or unique geologic
feature?
Environmental Setting
Geologic Stability and Seismic Activity
• Seismicity
The Visalia Planning Area has no known major fault systems within its boundaries. There are small faults in the Southern San Joaquin Valley, approximately 30 miles away, though none of them are known to be active. The greatest potential for seismic activity in Visalia Planning Area is posed by the San Andreas Fault, approximately 75 miles away from the site, or the 602
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 Owens Valley Fault Group, which is located approximately 125 miles away from the project site.
• Liquefaction
Liquefaction is a phenomenon whereby unconsolidated and/or near saturated soils lose cohesion and are converted to a fluid state as a result of severe vibratory motion. The relatively rapid loss of soil shear strength during strong earthquake shaking results in temporary, fluid-like behavior of the soil, which can result in landslides and lateral spreading.
Soil liquefaction causes ground failure that can damage roads, pipelines, underground cables, and buildings with shallow foundations. Liquefaction hazards may exist in and around wetland areas and creeks, though soil types are generally too coarse or too high in clay content, and not likely to be subject to sufficient acceleration to cause liquefaction. • Landslides
Landslides refer to a wide variety of processes that result in the downward and outward movement of soil, rock, and vegetation under gravitational influence. Landslides are caused by both natural and human-induced changes in slope stability and often accompany other natural hazard events, such as floods, wildfire, or earthquake. Due very little elevation changes throughout the planning area, including the proposed project site, it is considered a low landslide hazard area.
• Subsidence
Land Subsidence refers to the vertical sinking of land because of either manmade or natural underground voids. Subsidence has occurred throughout the Central Valley because of groundwater, oil, and gas withdrawal. The Kaweah Subbasin that underlies the Planning Area is in an overdraft condition on an average long-term basis. According to the most recent Urban Water Management Plan (UWMP), groundwater elevations have declined up to 50 feet between 1990 and 2010. While groundwater recharge efforts are in progress, groundwater levels will continue to decline unless recharge is increased.
Soils Involved in Project
The proposed project involves construction on two soil types. The properties of the soil are described briefly below:
• Akers: The Akers series consists of very deep, well drained soils formed in alluvium derived from granitic rock. Akers soils are on terraces. Slopes are 0 to 2 percent. They are well drained, negligible runoff, moderate permeability, but have moderately slow permeability in saline-sodic phases. There is available water storage of 24.61 cm.
• Grangeville: The Grangeville series consists of very deep, somewhat poorly drained soils that formed in moderate coarse textured alluvium dominantly from granitic rock sources. Grangeville soils are on alluvial fans and floodplains and have slopes ranging from 0 to 2 percent. It has negligible to very low runoff; moderately rapid permeability and moderate permeability in salinesodic phases. There is available water storage of 18.34 cm. 603
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 Figure 3-4: Soils Map
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 Regulatory Setting
California Building Code
The California Building Code (CBC) contains general building design and construction requirements relating to fire and life safety, structural safety, and access compliance. CBC provisions provide minimum standards to safeguard life or limb, health, property, and public welfare by regulating and controlling the design, construction, quality of materials, use and occupancy, location and maintenance of all buildings and structures and certain equipment.
City of Visalia Municipal Code (California Building Code) The City of Visalia Municipal Code has incorporated and adopted the CBC, 2013 Edition, as promulgated by the California Building Standards Commission, which incorporates the adoption of the 2012 edition of the of the International Building Code, as amended with necessary California amendments and the 2012 International Building Code of the International Code Council.
City of Visalia General Plan
The 2030 General Plan includes the policies related to geology and soilsthat correlate to the proposed project:
• OSC-P-28: Require new development to implement measures, as appropriate, to minimize soil erosion related to grading, site preparation, landscaping, and construction.
Discussion
a) Would the project directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving:
i. Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42.
No Impact: Although the project is located in an area of relatively low seismic activity, the project site has a low chance of being affected by ground shaking from distant faults. The potential for strong seismic ground shaking on the project site is not a significant environmental concern due to the infrequent seismic activity of the area and distance to the faults. The project does not propose any components which could cause substantial adverse effects in the event of an earthquake. Additionally, the project has no potential to indirectly or directly cause the rupture of an earthquake fault. Therefore, there is no impact related to the risk of loss, injury or death involving a rupture of a known earthquake fault.
ii. Strong seismic ground shaking?
No Impact: The project site is in an area of low seismic activity. The proposed project does not include any activities or components which could feasibly cause strong seismic ground shaking, either directly or indirectly. There is no impact.
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 iii. Seismic-related ground failure, including liquefaction? No Impact: The risk of liquification within the planning area outside of wetland areas is low because the soil types are generally unsuitable for liquefaction. The area’s low potential for seismic activity would further reduce the likelihood of liquefaction occurrence. Because the project site is within an area of low seismic activity, and the soils associated with the project area not suitable for liquefaction, there are no impacts.
iv. Landslides?
No Impact: The Planning Area of Visalia is considered at low risk of small landslides. Additionally, the project site is generally flat and there are no hill slopes in the area. No geologic landforms exist on or near the site that would result in a landslide event. As a result, there is very low potential for landslides. There would be no impact.
b) Would the project result in substantial soil erosion or the loss of topsoil? Less Than Significant Impact: Because the project site is relatively flat, the potential for erosion islow.
However, construction-related activities and increased impermeable surfaces can increase the probability for erosion to occur. Construction-related impacts related to erosion will be temporary and subject to best management practices (BMPs) required by SWPPP, which are developed to prevent significant impacts related to erosion from construction. Because impacts related to erosion would be temporary and limited to construction, and because required best management practices would prevent significant impacts related to erosion, the impact will remain less than significant. c) Would the project be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse?
No Impact: The soils associated with the project site are considered stable and have a low capacity for landslides, lateral spreading, subsidence, liquefaction, or collapse. Because the project area is stable, and this project would not result in a substantial grade change to the topography to the point that it would increase the risk of landslides, lateral spreading, subsidence, liquefaction or collapse, there is no impact.
d) Would the project be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial direct or indirect risks to life or property? No Impact: The proposed project site is not in an area with expansive soils. Because the soils associated with the project do not exhibit shrink swell behavior, implementation of the project will pose no risk to life or property caused by expansive soils and there is no impact. 606
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 e) Would the project have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of waste water?
No Impact: The proposed project would not include the use of septic tanks or any other alternative wastewater disposal systems. The proposed buildings will tie into the Visalia’s existing sewer services.
Therefore, there would be no impact.
f) Would the project directly or indirectly destroy a unique paleontological resource or site or unique geologic feature?
Less Than Significant Impact with Mitigation: There are no unique geologic features and no known paleontological resources located within the project area. However, there is always the possibility that paleontological resources may exist below the ground surface. Implementation of Mitigation Measures CUL-1 and CUL-2 will ensure that any impacts resulting from project implementation remain less than significant with mitigation incorporation.
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 VIII. GREENHOUSE GAS EMISSIONS
Would the project: Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporation
Less than
Significant
Impact
No
Impact
a) Generate greenhouse gas emissions, either
directly or indirectly, that may have a significant
impact on the environment.
a) Conflict with an applicable plan, policy or
regulation adopted for the purpose of reducing
the emissions of greenhouse gases?
Environmental Setting
Natural processes and human activities emit greenhouse gases. The presence of GHGs in the atmosphere affects the earth’s temperature. Without the natural heat-trapping effect of GHGs, the earth’s surface would be about 34ºC cooler. However, it is believed that emissions from human activities, such as electricity production and vehicle use, have elevated the concentration of these gases in the atmosphere beyond the level of naturally occurring concentrations.
The effect of greenhouse gasses on earth’s temperature is equivalent to the way a greenhouse retains heat. Common GHGs include water vapor, carbon dioxide, methane, nitrous oxide, ozone, chlorofluorocarbons, hydro chlorofluorocarbons, and hydro fluorocarbons, per fluorocarbons, sulfur, and hexafluoride. Some gases are more effective than others. The Global Warming Potential (GWP) has been calculated for each greenhouse gas to reflect how long it remains in the atmosphere, on average, and how strongly it absorbs energy. Gases with a higher GWP absorb more energy, per pound, than gases with a lower GWP, and thus contribute more to global warming. For example, one pound of methane is equivalent to twenty-one pounds of carbon dioxide.
GHGs as defined by AB 32 include the following gases: carbon dioxide, methane, nitrous oxide, hydrofluorocarbons, perfluorocarbons, and sulfur hexafluoride. GHGs as defined by AB 32 are summarized in Table 3-9. Each gas's effect on climate change depends on three main factors. The first being the quantity of these gases are in the atmosphere, followed by how long they stay in the atmosphere and finally how strongly they impact global temperatures.
Greenhouse
Gas
Description and Physical
Properties Lifetime GWP Sources
Methane (CH4)
Is a flammable gas and is the main
component of natural gas 12 years 21
Emitted during the production and
transport of coal, natural gas, and
oil. Methane emissions also result
from livestock and other
agricultural practices and by the
decay of organic waste in
municipal solid waste landfills.
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 Greenhouse
Gas
Description and Physical
Properties Lifetime GWP Sources
Carbon dioxide
(CO2)
An odorless, colorless, natural
greenhouse gas.
30-95
years
1 Enters the atmosphere through
burning fossil fuels (coal, natural
gas, and oil), solid waste, trees,
and wood products, and also as a
result of certain chemical
reactions (e.g., manufacture of
cement). Carbon dioxide is
removed from the atmosphere (or
"sequestered") when it is
absorbed by plants as part of the
biological carbon cycle.
Chlorofluorocarbons
Gases formed synthetically by
replacing all hydrogen atoms in
methane or ethane with chlorine
and/or fluorine atoms. They are
non-toxic nonflammable, insoluble
and chemically unreactive in the
troposphere (the level of air at the
earth’s surface).
55-140
years
3,800
to
8,100
Were synthesized in 1928 for use
as refrigerants, aerosol
propellants, and cleaning solvents.
They destroy stratospheric ozone.
Hydrofluorocarbons
A man-made greenhouse gas. It
was developed to replace ozonedepleting gases found in a variety of appliances. Composed of a
group of greenhouse gases
containing carbon, chlorine an at
least one hydrogen atom.
14 years 140 to
11,700
Powerful greenhouse gases that
are emitted from a variety of
industrial processes. Fluorinated
gases are sometimes used as
substitutes for stratospheric
ozone-depleting substances.
These gases are typically emitted
in smaller quantities, but because
they are potent greenhouse gases.
Nitrous oxide
(N2O)
Commonly known as laughing gas,
is a chemical compound with the
formula N2O. It is an oxide of
nitrogen. At room temperature, it
is a colorless, non-flammable gas,
with a slightly sweet odor and
taste. It is used in surgery and
dentistry for its anesthetic and
analgesic effects.
120
years
310
Emitted during agricultural and
industrial activities, as well as
during combustion of fossil fuels
and solid waste.
Prefluorocarbons
Has a stable molecular structure
and only breaks down by
ultraviolet rays about 60
kilometers above Earth’s surface.
50,000
years
6,500
to
9,200
Two main sources of prefluorocarbons are primary
aluminum production and
semiconductor manufacturing.
Sulfur
hexafluoride
An inorganic, odorless, colorless,
and nontoxic nonflammable gas.
3,200
years 23,900
This gas is manmade and used for
insulation in electric power
transmission equipment, in the
magnesium industry, in
semiconductor manufacturing and
as a tracer gas.
Table 3-9. Greenhouse Gasses; Source: EPA, Intergovernmental Panel on Climate Change 609
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 Regarding the quantity of these gases are in the atmosphere, we first must establish the amount of the particular gas in the air, known as Concentration, or abundance, which are measured in parts per million, parts per billion and even parts per trillion. To put these measurements in more relatable terms, one part per million is equivalent to one drop of water diluted into about 13 gallons of water, roughly a full tank of gas in a compact car. Therefore, it can be assumed larger emission of greenhouse gases lead to a higher concentration in the atmosphere.
Each of the designated gases described above can reside in the atmosphere for different amounts of time, ranging from a few years to thousands of years. All these gases remain in the atmosphere long enough to become well mixed, meaning that the amount that is measured in the atmosphere is roughly the same all over the world regardless of the source of the emission.
Regulatory Setting
AB 32
AB 32 set the 2020 greenhouse gas emissions reduction goal into law. It directed the California Air Resources Board to begin developing discrete early actions to reduce greenhouse gases while also preparing a scoping plan to identify how best to reach the 2020 limit. The reduction measures to meet the 2020 target are to be adopted by the start of 2011.
SB 1078, SB 107, and Executive Order S-14-08
SB 1078, SB 107, and Executive Order S-14-08 require California to generate 20% of its electricity from renewable energy by 2017. SB 107 then changes the 2017 deadline to 2010. Executive Order S-14-08 required that all retail sellers of electricity serve 33 percent of their load with renewable energy by 2020.
San Joaquin Valley Air Pollution Control District
SJVAPCD adopted a Climate Change Action Plan (CCAP) in August 2008. While the plan does not have regulatory powers, it directs SJVAPCD to develop guidance to assist District staff, valley businesses, land-use agencies, and other permitting agencies in addressing GHG emissions as part of the CEQA process.
City of Visalia Climate Action Plan (CAP)
Visalia’s draft 2013 CAP includes a baseline GHG emissions inventory of municipal and community emissions, identification, and analysis of existing and proposed GHG reduction measures, and reduction targets to help Visalia work toward the State’s goal of an 80 percent reduction below baseline emissions by 2050. The plan sets 2020 and 2030 reduction targets, and includes reduction actions for energy, transportation, and waste and resource conservation.
City of Visalia Climate Change Initiatives
In January 2007, Visalia’s mayor signed the “Cool Cities” pledge, part of the U.S. Mayors Climate Protection Agreement. By entering into this agreement, the City has adopted the goal of reducing citywide GHG emissions to 7% below 1990 levels by 2012. As detailed in the CAP, this goal was subsequently expanded in response to ARB’s recommended reduction target of 15% below the 2005 baseline, and the City added a 2030 mitigation target to correlate with the 2030 General Plan Update and the goal of achieving an 80% reduction by 2050.
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 Discussion
a) Would the project generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment.
Less Than Significant Impact: The SJVAPCD does not provide numeric thresholds to assess the significance of greenhouse gas emissions. Instead, the SJVAPCD “Guidance for Valley Land Use Agencies in Addressing GHG Emission Impacts for New Projects under CEQA” states that projects which achieve a 29% GHG emission reduction compared to Business as Usual (BAU) would be determined to have a less than significant individual and cumulative impact for GHG. “Business as usual” (BAU) conditions are defined based on the year 2005 building energy efficiency, average vehicle emissions, and electricity energy conditions. The BAU conditions assume no improvements in energy efficiency, fuel efficiency, or renewable energy generation beyond that existing today. The 2005 BAU conditions were estimated using CalEEMod.
Implementation of the proposed project would result in long-term greenhouse gas emissions associated with area sources, such as natural gas consumption, landscaping, applications of architectural coatings, and consumer products, as well as mobile emissions. The GHG emissions were estimated using CalEEMod (Appendix A).
C02
(MT/Year)
CH4
(MT/Year)
N20
(MT/Year)
CO2e
(MT/Year)
Operational Emissions 6,298 7.08 .29 6,562
2005 BAU 9,708 9.49 .75 10,171
% Reduction From BAU 35%
Table 3-10: Projected Project Operational GHG Emissions Compared to 2005 BAU; Source: (CalEEMod, V.2020.4.0) The project’s operational GHG are estimated to be 3,609 CO2e MT lower than the 2005 BAU. This is a reduction of 35%, more than the 29% threshold. Therefore, the impact is considered less than significant.
b) Would the project conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases?
No Impact: The SJVAPCD states that individual and cumulative GHG emissions are considered less than significant if a project complies with an approved GHG emission reduction plan or GHG mitigation program with within the geographic area in which the project is located. The City of Visalia Climate Action Plan meets the requirements for a Qualified Greenhouse Gas Reduction Strategy. Therefore, the proposed project’s GHG emissions would not be considered a significant impact if the proposed Project would be consistent with the City’s GHG Reduction Strategy. Table 3-11, below, evaluates the proposed project’s consistency with the applicable measures, both existing and proposed, in the GHG reduction plan.
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 Climate Action Plan Measures Project Consistency with Strategy
2. Increase in Solar Photovoltaic (PV) Installations: Consistent. The proposed project would involve solar panels on the new homes.
7. Urban Forestry: Requirement for all new development to have street trees, require shade over at least 25%
of area in city pocket parks.
Consistent. The proposed project plans to
provide trees on all local roads and
included in the improvements on existing
roads.
10. Bicycle Path Plan: Consistent. The proposed project includes improvements with bike paths on
Demaree Street and Linwood Street.
11. Infill and High-Density Development Consistent. The proposed project has denser residential housing consistent with
the 2030 General Plan.
Table 3-11. Project Consistency with Climate Action Plan Strategies.
As discussed above, the proposed project is consistent with the City of Visalia Climate Action Plan.
The proposed project will comply with all Federal, State, and Local rules pertaining to the regulation of greenhouse gas emissions and the project will implement Best Performance Standards developed by the SJVAPCD. The project will not conflict with any plan, policy, or regulation developed to reduce GHG emissions. There is no impact.
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 IX. HAZARDS AND HAZARDOUS MATERIALS
Would the project:
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporation
Less than
Significant
Impact
No
Impact
a) Create a significant hazard to the public or the
environment through the routine transport, use,
or disposal of hazardous materials?
b) Create a significant hazard to the public or the
environment through reasonably foreseeable
upset and accident conditions involving the
release of hazardous materials into the
environment?
c) Emit hazardous emissions or handle hazardous
or acutely hazardous materials, substances, or
waste within one-quarter mile of an existing or
proposed school?
d) Be located on a site which is included on a list
of hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a
result, would it create a significant hazard or
excessive noise to the public or the environment?
e) For a project located within an airport land use
plan or, where such a plan has not been adopted,
within two miles of a public airport or public use
airport, would the project result in a safety hazard
for people residing or working in the project area?
f) Impair implementation of or physically
interfere with an adopted emergency response
plan or emergency evacuation plan?
g) Expose people or structures, either directly or
indirectly, to significant risk of loss, injury or death involving wildland fires?
Environmental Setting
The proposed project site is located approximately .6 miles Southeast of the nearest school (Ridgeview Middle School) and approximately 4.3 miles Northeast of the nearest public airport (Visalia Municipal Airport).
The Department of Toxic Substances Control’s (DTSC’s) Envirostor was used to identify any sites known to be associated with releases of hazardous materials or wastes within the project area. This research confirmed that the project would not be located on or nearby a site that is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5. 613
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 Regulatory Setting
Comprehensive Environmental Response, Compensation, and Liability Act of 1980 (42 U.S. Code [U.S.C.] §9601 et seq.).
The Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA, or the Superfund Act) authorizes the President to respond to releases or threatened releases of hazardous substances into the environment.
Occupational Safety and Health Administration
The Occupational Safety and Health Administration (OSHA) sets and enforces Occupational Safety and Health Standardsto assure safe working conditions. OSHA provides training, outreach, education, and compliance assistance to promote safe workplaces. The proposed Project would be subject to OSHA requirements during construction, operation, and maintenance.
Toxic Substances Control Act of 1976 (15 U.S.C. §2601 et seq.).
The Toxic Substance Control Act was enacted by Congress in 1976 and authorizes the EPA to regulate any chemical substances determined to cause an unreasonable risk to public health or the environment.
Hazardous Waste Control Law, Title 26.
The Hazardous Waste Control Law creates hazardous waste management program requirements. The law is implemented by regulations contained in Title 26 of the California Code of Regulations (CCR), which contains requirements for the following aspects of hazardous waste management:
• Identification and classification;
• Generation and transportation;
• Design and permitting of recycling, treatment, storage, and disposal facilities; • Treatment standards;
• Operation of facilities and staff training; and
• Closure of facilities and liability requirements.
California Code of Regulations, Title 22, Chapter 11.
Title 22 of the California Code of Regulations contains regulations for the identification and classification of hazardous wastes. The CCR defines a waste as hazardous if it has any of the following characteristics: ignitability, corrosivity, reactivity, and/or toxicity.
California Emergency Services Act
The California Emergency Services Act created a multi-agency emergency response plan for the state of California. The Act coordinates various agencies, including CalEPA, Caltrans, the California Highway Patrol, regional water quality control boards, air quality management districts, and county disaster response offices.
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 Figure 3-5: Distance to Schools and Airports
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 Discussion
a) Would the project create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials?
Less than Significant Impact: Project construction activities may involve the use, storage, and transport of hazardous materials. During construction, the contractor will use fuel trucks to refuel onsite equipment and may use paints and solvents to a limited degree. The storage, transport, and use of these materials will comply with Local, State, and Federal regulatory requirements. There is the potential for small leaks due to refueling of construction equipment, however standard construction Best Management Practices (BMPs) included in the SWPPP will reduce the potential for the release of construction related fuels and other hazardous materials by controlling runoff from the site and requiring proper disposal or recycling of hazardous materials. The impact is less than significant. b) Would the project create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment?
Less than Significant Impact: There is no reasonably foreseeable condition or incident involving the project that could result in release of hazardous materials into the environment, other than any potential accidental releases of standard fuels, solvents, or chemicals encountered during typical construction of a residential subdivision. Should an accidental hazardous release occur or should the project encounter hazardous soils, existing regulations for handling hazardous materials require coordination with the California Department of Toxic Substances Control for an appropriate plan of action, which can include studies or testing to determine the nature and extent of contamination, as well as handling and proper disposal. Therefore, potential impacts are less than significant. c) Would the project emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? No Impact: The project is located approximately .6 miles from an existing middle school. The project does not involve the use or storage of hazardous substances other than small amounts of pesticides, fertilizers, and cleaning agents required for normal maintenance of structures and landscaping. The project would not emit hazardous emissions or involve the handling of acutely hazardous materials or waste. Therefore, there would be no impact.
d) Would the project be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment?
No Impact: The project site is not listed as a hazardous materials site pursuant to Government Code Section 65962.5 and is not included on a list compiled by the Department of Toxic Substances Control.
There would be no impact.
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard or excessive noise for people residing or working in the project area? No Impact: The proposed project is located approximately 4.1 miles West of the nearest public airport (Visalia Municipal Airport) and is not located in an airport land use plan. Implementation of the proposed project would not result in a safety hazard for people residing or working in the project area. There is no impact.
f) Would the project impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan?
No Impact: The City’s design and environmental review procedures shall ensure compliance with emergency response and evacuation plans. In addition, the site plan will be reviewed by the Fire Department per standard City procedure to ensure consistency with emergency response and evacuation needs. Therefore, the proposed project would have no impact on emergency evacuation. g) Would the project expose people or structures, either directly or indirectly, to significant risk of loss, injury or death involving wildland fires?
No Impact: The land surrounding the project site is developed with urban uses and farmlands which are not considered to be wildlands. Additionally, the City of Visalia General Plan finds that fire hazards within the Planning Area, including the proposed project site, have low frequency, limited extent, limited magnitude, and low significance. The proposed project would not expose people or structures to significant risk of loss, injury or death involving wildland fires and there is no impact. 617
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 X. HYDROLOGY AND WATER QUALITY
Would the project:
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporation
Less than
Significant
Impact
No
Impact
a) Violate any water quality standards or waste
discharge requirements or otherwise sustainably
degrade surface or ground water quality?
b) Substantially decrease groundwater supplies or
interfere substantially with groundwater recharge
such that the project may impede sustainable
groundwater management of the basin?
c) Substantially alter the existing drainage pattern
of the site or area, including through the alteration
of the course of a stream or river or through the
addition of impervious surfaces, in a manner, which
would:
(i) result in substantial erosion or siltation on- or
off-site?
(ii) substantially increase the rate or amount of
surface runoff in a manner which would result in
flooding on- or offsite?
(iii) create or contribute runoff water which
would exceed the capacity of existing or planned
stormwater drainage systems or provide substantial
additional sources of polluted runoff; or
(iv) impede or redirect flood flows?
d) In flood hazard, tsunami, or seiche zones risk the
release of pollutants due to project inundation? e) Conflict with or obstruct implementation of a
water quality control plan or sustainable
groundwater movement plan?
Environmental Setting
Surface Water
Visalia is in the center of the Kaweah River Delta System, resulting in many rivers and creeks flowing through the city. The St. Johns River is the City’s primary surface water feature. Other significant surface water features include Modoc Ditch, Mill Creek Ditch, Mill Creek, Tulare Irrigation District (TID) Canal, Packwood Creek, Cameron Creek, Deep Creek, Evans Creek, Persian Ditch, and several other local ditches. These receive a significant amount of water during the rainy season and help drain stormwater.
Groundwater
Groundwater in Tulare County is present in valley deposits of alluvium that are several thousand feet thick and occurs in both confined and unconfined conditions. The creeks in Visalia are tied to the groundwater system. The creeks lose water in the winter while they feed the groundwater, and gain water in the summer when the groundwater feeds the creeks. The depth to groundwater varies 618
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 significantly throughout the valley floor area of Tulare County. In the area around Visalia, depth to groundwater varies from about 120 feet below ground surface along the western portion of the city to approximately 100 feet below ground surface to the east, as measured in spring 2010. Groundwater levels measured in the city have declined since the 1940s, from approximately 30 feet below ground surface in 1940 to 120 feet below ground surface in 2010. Water quality of the groundwater that underlies the Planning Area is excellent for domestic and agricultural uses. This is most likely due to the abundant snowmelt that originates in the Sierra Nevada. Groundwater is the primary source of drinking water for the planning area residents.
Stormwater Drainage
The City, in conjunction with Kaweah Delta Water Conservation District and Tulare Irrigation District, operates and maintains a vast municipal storm drainage system that consists of drainage channels, 23 detention and retention basins, 33 pump stations and 250 miles of pipe. Stormwater from the project site will be collected and conveyed to an on-site stormwater basin.
Regulatory Setting
Clean Water Act
The Clean Water Act (CWA) is enforced by the U.S. EPA and was developed in 1972 to regulate discharges of pollutants into the waters of the United States. The Act made it unlawful to discharge any pollutant from a point source into navigable waters unless a National Pollution Discharge Elimination System (NPDES) Permit is obtained.
National Flood Insurance Act
The Federal Emergency Management Agency (FEMA) is tasked with responding to, planning for, recovering from, and mitigating against disasters. The Federal Insurance and Mitigation Administration within FEMA is responsible for administering the National Flood Insurance Program (NFIP) and administering programs that aid with mitigating future damages from natural hazards.
California Water Quality Porter-Cologne Act
California’s primary statute leading water quality and water pollution concerns with respect to both surface waters and groundwater is the Porter-Cologne Water Quality Control Act of 1970 (PorterCologne Act). The Porter-Cologne Act grants the State Water Resource Control Board (SWRCB) and each of the nine Regional Water Quality Boards (RWQCB) power to protect water quality and further develop the Clean Water Act within California. The applicable RWQCB for the proposed project is the Central Valley RWQCB.
Central Valley RWQCB
The proposed project site is within the jurisdiction of the Central Valley Regional Water Quality Control Board (RWQCB). The Central Valley RWQCB requires a National Pollution Discharge Elimination System (NPDES) Permit and Stormwater Pollution Prevention Plan (SWPPP) for projects disturbing more than one acre of total land area. Because the project is greater than one acre, a NPDES Permit and SWPPP will be required.
City of Visalia General Plan
The 2030 General Plan includes the policies related to hydrology and water quality that correlate to the proposed project:
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 • PSCU-P-59: Require new developments to incorporate floodwater detention basins into project designs where consistent with the Stormwater Master Plan and the Groundwater Recharge Plan. • PSCU-P-60: Control urban and stormwater runoff and point and non-point discharge of pollutants.
As part of the City’s Stormwater Management Program, adopt and implement a Stormwater Management Ordinance to minimize stormwater runoff rates and volumes, control water pollution, and maximize groundwater recharge. New development will be required to include Low Impact Development features that reduce impermeable surface areas and increase infiltration.
Such features may include, but are not limited to:
o Canopy trees or shrubs to absorb rainwater;
o Grading that lengthens flow paths over permeable surfaces and increases runoff travel time to reduce the peak hour flow rate;
o Partially removing curbs and gutters from parking areas where appropriate to allow stormwater sheet flow into vegetated areas;
o Use of permeable paving in parking lots and other areas characterized by significant impervious surfaces;
o On-site stormwater detention, use of bioswales and bioretention basins to facilitate infiltration; and
o Integrated or subsurface water retention facilities to capture rainwater for use in landscape irrigation and other non-potable uses.
• PSCU-P-46: Adopt and implement a Water Efficient Landscaping Ordinance for new and/or refurbished development that exceeds mandated sizes, and ensure that all new City parks, streetscapes, and landscaped areas conform to the Ordinance’s requirements. The Ordinance should include provisions to optimize outdoor water use by:
o Promoting appropriate use of plants and landscaping;
o Establishing limitations on use of turf including size of turf areas and use of cool-season turf such as Fescue grasses, with exceptions for specified uses (e.g., recreation playing fields, golf courses, and parks);
o Establishing water budgets and penalties for exceeding them; o Requiring automatic irrigation systems and schedules, including controllers that incorporate weather-based or other self-adjusting technology; o Promoting the use of recycled water; and
o Minimizing overspray and runoff.
Discussion
a) Would the project violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality? Less than Significant with Mitigation: The project will result in less than significant impacts to water quality due to potentially polluted runoff generated during construction activities. Construction may include excavation, grading, and other earthwork across most of the 59.84-acre project site. During storm events, exposed construction areas across the project site may cause runoff to carry pollutants, such a chemicals, oils, sediment, and debris. Implementation of a Stormwater Pollution Prevention Plan (SWPPP) will be required for the project. A SWPPP identifies all potential sources of pollution that could affect stormwater discharges from the project site and identifies best management practices (BMPs) related to stormwater runoff. As such, implementation of Mitigation Measures HYD1 and HYD-2 will ensure impacts remain less than significant with mitigation. 620
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 b) Would the project substantially decrease groundwater supplies or interfere with groundwater recharge such that the project may impede sustainable groundwater management of the basin? Less than Significant Impact: Water services will be provided by the Cal Water, Visalia District, upon development. The District currently produces about 27 million gallons of local groundwater per day from 75 active wells and delivers it to customers through more than 519 miles of pipeline. The District delivers water to residential, commercial, industrial, and governmental customers. Residential customers account for most of the District’s service connections and 69 percent of its water uses.
Non-residential water uses account for 28 percent of total demand, while distribution system losses account for 3 percent. The system produced 30,152 acre-feet (AF) of groundwater in 2020. The available water supply is expected to supply the projected population. The system has a capacity to pump 100,829 acre-feet per year (afy), all from groundwater. The projected demand is expected to 35,276 AF in 2030, 38,310 AF in 2035, and 41,258 AF in 2040.
Using average per-person water use in Visalia (183 gallons; 2020 Urban Water Management Plan) and the average household size in Visalia (2.99 persons; US Census Bureau), water demand for the proposed 477-unit residential development is estimated to be approximately 261,000 gallons of water daily, or about 292-acre feet per year. With an expected increase of 5,124 AF from 2020 to 2030, there will be enough water supply for the proposed project. The most water-intensive aspect of the Project (High Density Residential homes) is consistent with the City’s General Plan land use designation. As such, the Project would not affect groundwater supplies beyond what has already been analyzed in the most current General Plan EIR or Urban Water Management Plan.
The project would result in nearly full development of the site, which would convert approximately
59.84 acres from pervious surfaces to impervious surfaces. However, this would not significantly interfere with groundwater recharge because all stormwaters would be collected and diverted to a new stormwater basin located on the Southwest area of the project site for groundwater recharge.
Because the addition of impervious surfaces would not interfere substantially with groundwater recharge and the project would not utilize groundwater resources beyond what has been previously analyzed in the Visalia Planning Area General Plan EIR or the Urban Water Management Plan, the impact would be less than significant.
c) Would the project substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner, which would:
i. Result in substantial erosion or siltation on- or off-site? Less than Significant with Mitigation: The proposed project would result in the addition of impervious surfaces and alter existing drainage patterns on the 59.84-acre project site which would have the potential to result in erosion or siltation on- or off-site. The disturbance of soils during construction could cause erosion, resulting in temporary construction impacts. However, this impact would be appropriately mitigated through implementation of a Stormwater Pollution Prevention Plan (SWPPP) which include mandated erosion control measures, which are developed to prevent significant impacts related to erosion caused by runoff during construction (Mitigation Measure HYD-1). The Project proponent will also be required to prepare drainage plans (Mitigation Measure HYD-2) and a 621
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 Development Maintenance Manual (Mitigation Measure HYD-3) to ensure that existing drainage patterns are maintained during project operations and that that the project would not result in substantial erosion or siltation on- or off-site. The impact is less than significant with implementation of these mitigation measures.
ii. Substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or offsite?
Less than Significant with Mitigation: The proposed project would result in the addition of impervious surfaces on the 59.84-acre project site which would have the potential to increase surface runoff resulting in flooding on- or off-site. This impact would be appropriately mitigated through implementation of Mitigation Measure HYD-2, which requires the project to submit drainage plans to the City Engineer prior to the issuance of grading permits. The drainage plans will include BMPs to ensure runoff from the project will not result in flooding on- or off-site. Therefore, impacts are less than significant with mitigation.
iii. Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? Less than Significant with Mitigation: The proposed project would result in the addition of impervious surfaces and alter existing drainage patterns on the 59.84-acre project site which would have the potential to impact existing stormwater drainage systems or provide additional sources of polluted runoff. The proposed project would contain a storm drainage basin to collect all runoff from the site.
The disturbance of soils during construction could cause erosion, resulting in temporary construction impacts. However, this impact would be appropriately mitigated through implementation of a Stormwater Pollution Prevention Plan (SWPPP) which include mandated erosion control measures, which are developed to prevent significant impacts related to erosion caused by runoff during construction (Mitigation Measure HYD-1). During project operations, the proposed impervious surfaces, including roads, building pads, and parking areas, would collect automobile derived pollutants such as oils, greases, rubber, and heavy metals. This could contribute to point source and non-point source pollution if these pollutants were transported into waterways during storm events.
The Project proponent will be required to prepare drainage plans (Mitigation Measure HYD-2) and a Development Maintenance Manual (Mitigation Measure HYD-3) to ensure that the project would not overwhelm the planned stormwater drainage basin or result in discharges of polluted runoff into local waterways. The impact is less than significant with implementation of these mitigation measures. iv. Impede or redirect flood flows?
Less than Significant with Mitigation: The Project site is generally flat and no significant grading or leveling will be required. The proposed project site is not in proximity to a stream or river and will not alter the course of a stream or river. According to National Flood Hazard mapping by the Federal Emergency Management Agency, the proposed project is slightly in an AE flood zone, which has a 1% chance of flooding every year. Only .46 acres on the Northern portion of the site is designated as an AE flood zone, while the rest is not at risk of flooding.
The proposed project would result in the addition of impervious surfaces on the 59.84-acre project site which could affect drainage and flood patterns. This impact would be appropriately mitigated 622
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 through implementation of Mitigation Measure HYD-2, which requires the project to submit drainage plans to the City Engineer prior to the issuance of grading permits. The drainage plans will include BMPs to ensure the project would not impede or redirect flood flows. Therefore, impacts are less than significant with mitigation.
d) Would the project, in flood hazard, tsunami, or seiche zones, risk the release of pollutants due to project inundation?
No Impact: The proposed project is located inland and not near an ocean or large body of water, therefore, would not be affected by a tsunami. The proposed project is in a relatively flat area and would not be impacted by inundation related to mudflow. Since the project is in an area that is not susceptible to inundation, the project would not risk release of pollutants due to project inundation.
As such, there is no impact.
e) Would the project conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan?
No Impact: The project would not conflict with or obstruct the implementation of a water quality control plan or sustainable groundwater management plan. The proposed project is consistent with the Central Valley RWQCB. The project will comply with all applicable rules and regulations regarding water quality and groundwater management and there is no impact.
Mitigation Measures for Hydrology and Water Quality
Mitigation Measure HYD-1: Prior to the issuance of any construction/grading permit and/or the commencement of any clearing, grading, or excavation, the Applicant shall submit a Notice of Intent (NOI) for discharge from the Project site to the California SWRCB Storm Water Permit Unit. • Prior to issuance of grading permits for Phase 1 the Applicant shall submit a copy of the NOI to the City.
• The City shall review noticing documentation prior to approval of the grading permit. City monitoring staff will inspect the site during construction for compliance.
Mitigation Measure HYD-2: The Applicant shall require the building contractor to prepare and submit a Storm Water Pollution Prevention Plan (SWPPP) to the City 45 days prior to the start of work for approval. The contractor is responsible for understanding the State General Permit and instituting the SWPPP during construction. A SWPPP for site construction shall be developed prior to the initiation of grading and implemented for all construction activity on the Project site in excess of one (1) acre, or where the area of disturbance is less than one acre but is part of the Project’s plan of development that in total disturbs one or more acres. The SWPPP shall identify potential pollutant sources that may affect the quality of discharges to storm water and shall include specific BMPs to control the discharge of material from the site. The following BMP methods shall include, but would not be limited to:
• Dust control measures will be implemented to ensure success of all onsite activities to control fugitive dust;
• A routine monitoring plan will be implemented to ensure success of all onsite erosion and sedimentation control measures;
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 • Provisional detention basins, straw bales, erosion control blankets, mulching, silt fencing, sand bagging, and soil stabilizers will be used;
• Soil stockpiles and graded slopes will be covered after two weeks of inactivity and 24 hours prior to and during extreme weather conditions; and,
• BMPs will be strictly followed to prevent spills and discharges of pollutants onsite, such as material storage, trash disposal, construction entrances, etc.
Mitigation Measure HYD-3: A Development Maintenance Manual for the Project shall include comprehensive procedures for maintenance and operations of any stormwater facilities to ensure longterm operation and maintenance of post-construction stormwater controls. The maintenance manual shall require that stormwater BMP devices be inspected, cleaned, and maintained in accordance with the manufacturer’s maintenance conditions. The manual shall require that devices be cleaned prior to the onset of the rainy season (i.e., mid-October) and immediately after the end of the rainy season (i.e., mid-May). The manual shall also require that all devices be checked after major storm events. The Development Maintenance Manual shall include the following:
• Runoff shall be directed away from trash and loading dock areas; • Bins shall be lined or otherwise constructed to reduce leaking of liquid wastes; • Trash and loading dock areas shall be screened or walled to minimize offsite transport of trash; and,
• Impervious berms, trench catch basin, drop inlets, or overflow containment structures nearby docks and trash areas shall be installed to minimize the potential for leaks, spills or wash down water to enter the drainage system.
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 XI. LAND USE AND PLANNING
Would the project:
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporation
Less than
Significant
Impact
No
Impact
a) Physically divide an established community?
b) Cause a significant environmental impact due
to a conflict with any land use plan, policy, or
regulation adopted for the purpose of avoiding or
mitigating an environmental effect?
Environmental Setting
The proposed project site is in the Visalia Planning Area, just outside of the city limits. The site is approximately 3 miles Northwest of the Visalia downtown. The site is currently zoned as AE-40 by the County of Tulare and is designated as Neighborhood Commercial, as well as Low, Medium, and High Density Residential by the Visalia General Plan. The Project involvesrezoning from AE-40 to R-1-5 but does not need any General Plan Amendments.
The site currently contains one single-family residence and agriculture uses. The site is topographically flat and is bounded by agricultural uses to the North, South, East, and West. The site partially borders a single-family residential development to the Southeast. The agricultural properties adjacent to the site are designated by the Visalia General Plan as Low Density Residential, Medium Density Residential, Public Space, and Parks/Recreation.
Regulatory Setting
Visalia General Plan
The proposed project site is designated as Neighborhood Commercial, as well as Low, Medium, and High Density Residential by the Visalia General Plan.
• The Neighborhood Commercial designation provides for small-scale commercial that primary serves local neighborhoods such as convince shopping and small offices. Residential uses ranging from 10 to 15 housing units per gross acre are also allowed but are not assumed in the buildout. • The Low-Density Residential designation is intended to provide for single family detached housing. Residential densities are typical of single-family subdivisions. The typical residential density for this designation ranges from two to 10 housing units per gross acre. Buildout is assumed at four units per gross acre.
• The Medium-Density Residential designation can accommodate a mix of housing types, from small-lot starter homes, zero-lot-line developments, and duplexes, to townhouses and garden apartments. Pedestrian-oriented design and clustering can support higher density. The typical residential density for this designation ranges from 10 to 15 housing units per gross acre. Buildout is assumed at 10 units per gross acre.
• The High-Density Residential designation is intended to accommodate attached homes, two- to four-plexes, and apartment buildings. High density residential development is typically found at 625
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 neighborhood centers and along corridors. The typical residential density for this designation ranges from 15 to 35 housing units per gross acre. Buildout is assumed at 16.5 units per gross acre.
The 2030 General Plan includes the policies related to land use that correlate to the proposed project:
• LU-P-19: Ensure that growth occurs in a compact and concentric fashion by implementing the General Plan’s phased growth strategy.
• LU-P-20: Allow annexation and development of residential, commercial, and industrial land to occur within the Tier I Urban Development Boundary (UDB) at any time, consistent with the City’s Land Use Diagram.
• LU-P-28: Continue to use natural and man-made edges, such as major roadways and waterways within the city’s Urban Area Boundary, as urban development limit and growth phasing lines. • LU-P-71: Ensure that noise, traffic, and other potential conflicts that may arise in a mix of commercial and residential uses are mitigated through good site planning, building design, and/or appropriate operational measures.
• LU-P-47: Establish criteria and standards for pedestrian, bicycle, and vehicle circulation networks within new subdivisions and non-residential development.
City of Visalia Zoning Ordinance
The proposed project site needs rezoning from AE-40 to R-1-5. A conditional use permit is needed for density spread and lot sizes that do not meet the R-1 zoning standards. R-1-5 is intended to provide living area within the city where development is limited to low density concentrations of one-family dwellings where regulations are designed to accomplish the following:
• to promote and encourage a suitable environment for family life; • to provide space for community facilities needed to compliment urban residential areas and for institutions that require a residential environment;
• to minimize traffic congestion and to avoid an overload of utilities designed to service only lowdensity residential use. 626
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 Figure 3-6: General Plan Land Use Designation
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 Figure 3-7: Zoning Map
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 Discussion
a) Would the project physically divide an established community? No Impact: The proposed project will not physically divide an established community. The proposed project site is designated for Neighborhood Commercial, as well as Low, Medium, and High Density Residential by the Visalia General Plan and the project is consistent with this land use designation.
The project would continue to operate as the same designation following project implementation.
There is no impact.
b) Would the project cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect? No Impact: The project site is located on land designated for residential and commercial use. The proposed project does not conflict with this land use, or any other policy or regulation adopted for the purpose of avoiding or mitigating an environmental effect. There is no impact. 629
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 XII. MINERAL RESOURCES
Would the project:
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporation
Less than
Significant
Impact
No
Impact
a) Result in the loss of availability of a known
mineral resource that would be of value to the
region and the residents of the state?
b) Result in the loss of availability of a locally -
important mineral resource recovery site
delineated on a local general plan, specific plan,
or other lands use plan?
Environmental Setting
Tulare County contains mineral resources of sand, gravel, and crushed stone, found in alluvial deposits and hard rock quarries. Most of this mining takes place along rivers and at the base of the Sierra foothills.
However, the Visalia Planning Area currently contains three former sand and gravel mines, but no currently operating mines and no designated Mineral Resource Zones.
Regulatory Setting
California State Surface Mining and Reclamation Act
The California State Surface Mining and Reclamation Act was adopted in 1975 to regulate surface mining to prevent adverse environmental impacts and to preserve the state’s mineral resources. The Act is enforced by the California Department of Conservation’s Division of Mine Reclamation.
Discussion
a) Would the project result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state?
No Impact: The project site has no known mineral resources that would be of a value to the region and the residents of the state, therefore the proposed project would not result in the loss of impede the mining of regionally or locally important mineral resources. There is no impact. b) Would the project result in the loss of availability of a locally - important mineral resource recovery site delineated on a local general plan, specific plan, or other lands use plan? No Impact: There are no known mineral resources of importance to the region and the project site is not designated under the City’s or County’s General Plan as an important mineral resource recovery site. For that reason, the proposed project would not result in the loss of availability of known regionally or locally important mineral resources. There is no impact. 630
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 XIII. NOISE
Would the project result in:
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporation
Less than
Significant
Impact
No
Impact
a) Generation of a substantial temporary or
permeant increase in ambient noise levels in the
vicinity of the project in excess of standards
established in the local general plan or noise
ordinance, or applicable standards of other
agencies?
b) Generation of excessive ground-borne
vibration or groundborne noise levels?
c) For a project located within the vicinity of a
private airstrip or, an airport land use plan or,
where such a plan has not been adopted, within
two miles of public airport or public use airport,
would the project expose people residing or
working in the project area to excessive noise
levels?
Environmental Setting
Noise is often described as unwanted sound. Sound is the variation in air pressure that the human ear can detect. If the pressure variations occur at least 20 times per second, they can be detected by the human ear. The number of pressure variations per second is called the frequency of sound, and is expressed as cycles per second, called Hertz (Hz).
Ambient noise is the “background” noise of an environment. Ambient noise levels on the proposed project site are primarily due to agricultural activities and traffic. Construction activities usually result in an increase in sound above ambient noise levels.
Vibration is seismic waves that radiate along the surface of the earth and downward into the earth.
Operation of heavy construction equipment, particularly pile driving and other impacts devices such as pavement breakers create this vibration.
Sensitive Receptors
Noise level allowances for various types of land uses reflect the varying noise sensitivities associated with those uses. Residences, hotels/motels, hospitals, schools, and libraries are some of the most sensitive land uses to noise intrusion and therefore have more stringent noise level allowances than most commercial or agricultural uses that are not subject to impacts such as sleep disturbance. The nearest sensitive receptor is the Wildhorse Subdivision that borders the Southeast border of the site. 631
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 Regulatory Setting
City of Visalia Noise Ordinance
The City of Visalia Noise Ordinance provides noise level standards for land use compatibility. Exterior and interior noise levels may not exceed any of the categorical noise level standards shown in Table 3-13. The standards are shown in A-weighted decibels (dBA). For Single Family Residential, the exterior noise during the daytime is to be below 70 dBA, and the indoor noise during the daytime is to be below 55 dBA.
Table 3-12: City of Visalia Noise Standards. Source: City of Visalia Noise Ordinance City of Visalia General Plan
The current noise element of the City’s General Plan establishes goals and policies intended to limit community exposure to excessive noise levels. Visalia’s current General Plan identifies noise sources such as roadways, rails, and airports within the city and includes land use compatibility guidelines. • N-P-3: Establish performance standards for noise reduction for new housing that may be exposed to community noise levels above 65 dB DNL/CNEL, as shown on the Noise Contour Maps, based on the target acceptable noise levels for outdoor activity levels and interior spaces in Tables 8-2 and 8-3. Noise mitigation measures that may be considered to achieve these noise level targets include but are not limited to the following:
o Construct façades with substantial weight and insulation; o Use sound-rated windows for primary sleeping and activity areas; o Use sound-rated doors for all exterior entries at primary sleeping and activity areas; o Use minimum setbacks and exterior barriers;
o Use acoustic baffling of vents for chimneys, attics, and gable ends; o Install a mechanical ventilation system that provides fresh air under closed window conditions.
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 Discussion
a) Would the project result in generation of a substantial temporary or permeant increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? Less than Significant Impact: Project construction is anticipated to last approximately 70 months and will involve temporary noise sources in the vicinity of the project. The average noise levels generated by construction equipment that will likely be used in the proposed project are provided in Table 3-13.
The nearest residence and sensitive receptor is the Wildhorse Subdivision along the Southeast portion of the site. The City requires that mitigation measures be implemented if noise levels exceed 70 dB in sensitive outdoor areas or if interior noise levels exceed 55 dB. As shown in Figure 3-8, it was found that a residence must be at least 250 feet from construction in the exterior and 100 feet from construction in the interior to avoid noise levels exceeding these thresholds.
With the project bordering another residential community, a noise disturbance is unavoidable.
However, the construction would comply with Visalia Municipal Code Chapter 8.36 to ensure that the construction noise impacts would be less than significant. Measures such as maintaining minimum setback distances between construction equipment and receptors, only having construction during weekday daytime hours, and noise barriers would be implemented to avoid significant construction noise impacts.
Long term noise levels resulting from the project would be produced by single family residential homes and neighborhood commercial, which are not normally associated with high operational noise levels. Because noise generated during project construction would be intermittent, short term, and would not exceed the thresholds established by the Visalia Noise Ordinance for sensitive receptors and the project does not propose uses that would typically generate high noise levels, the impact is less than significant.
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 Type of Equipment
Exterior
Lmax at 50
feet (dBA)
Tractors 84
Loaders 80
Backhoes 80
Excavators 85
Generator Sets 82
Air Compressors 80
Rubber Tired Dozers 85
Forklifts 75
Welders 73
Graders 85
Scrapers 85
Cranes 85
Paving Equipment 85
Rollers 85
Table 3-13. Noise levels of noise-generating construction equipment at various distances. Source:
Federal Highway Administration Construction Noise Handbook (dBA at 50 feet). Noise levels beyond 50 feet were estimated using the inverse square law based on given values for dBA at 50 feet.
Figure 3-8: Construction Related Noise Levels Based on Distance from Construction Equipment. Interior Noise Assume 25 dB Exterior to Interior Noise Reduction
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 b) Would the project result in generation of excessive ground-borne vibration or groundborne noise levels?
Less than Significant Impact: Although project operations would not include uses or activities that typically generate excessive groundborne vibration or groundborne noise levels, project construction could introduce temporary groundborne vibration to the project site and the surrounding area.
Sources that may produce perceptible vibrations are provided in Table 3-14.
Equipment Peak Particle Velocity
(inches/second) at 25 feet
Approximate Vibration
Level (LV) at 25 feet
Pile driver (impact) 1.518 (upper range)
0.644 (typical)
112
104
Pile driver (sonic) 0.734 upper range
0.170 typical
105
93 Clam shovel drop (slurry wall) 0.202 94
Hydromill (slurry wall) 0.008 in soil
0.017 in rock
66 75
Vibratory Roller 0.210 94
Hoe Ram 0.089 87
Large bulldozer 0.089 87
Caisson drill 0.089 87
Loaded trucks 0.076 86
Jackhammer 0.035 79
Small bulldozer 0.003 58
Table 3-14. Vibration Levels Generated by Construction Equipment. Source: Transit Noise and Vibration Impact Assessment, Federal Transit Administration, September 2018.
The primary source of vibration during project construction would likely be from a bulldozer (tractor), which would generate 0.089 inch per second PPV at 25 feet with an approximate vibration level of 87 VdB. Vibration from the bulldozer would be intermittent and not a source of continual vibration.
There are no adopted City standards or thresholds of significance for vibration. The evaluation of potential impacts related to construction vibration levels is based on the published data in the 2018 FTA Guidelines. At 25 feet, the buildings most susceptible to vibration could be impacted at .12 inch/second. Because vibrations generated by project construction would not exceed 0.12 inch/second, the impact is less than significant.
c) For a project located within the vicinity of a private airstrip or, an airport land use plan or, where such a plan has not been adopted, within two miles of public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? No Impact: The proposed project is not located within an airport land use plan, within the vicinity of a private airstrip, or within two miles of a public airport. There is no impact. 635
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 XIV. POPULATION AND HOUSING
Would the project:
Potentially
Significant
Impact
Less than
Significant
With
Mitigation
Incorporation
Less than
Significant
Impact
No
Impact
a) Induce substantial unplanned population
growth in an area, either directly (for example,
by new homes and businesses) or indirectly (for
example, through extension of roads or other
infrastructure)?
b) Displace substantial numbers of existing
people or housing, necessitating the
construction of replacement housing elsewhere?
Environmental Setting
The United States Census Bureau stated the population in the City of Visalia to be 141,214 as of April 2020.
This is an increase from the 2010 census, which counted the population in the City of Visalia to be 124,442.
Factors that influence population growth in Visalia include job availability, housing availability, and the capacity of proposed and existing infrastructure.
Regulatory Setting
The City of Visalia population size is controlled by the development code and Housing Element of the General Plan. These documents regulate the number of dwelling units per acre allowed on various land uses and establish minimum and maximum lot sizes, which has a direct impact on the City’s population size.
City of Visalia 2003 General Plan Housing Element
The 2030 General Plan includes the policies related to population and housing that correlate to the proposed project:
• LU-P-50: Provide development standards to ensure residential development is not negatively affected by adjacent non-residential land uses.
• U-P-71: Ensure that noise, traffic, and other potential conflicts that may arise in a mix of commercial and residential uses are mitigated through good site planning, building design, and/or appropriate operational measures.
Discussion
a) Would the project induce substantial unplanned population growth in an area, either directly (for example, by new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)?
No Impact: The United States Census Bureau stated the population in the City of Visalia to be 141,214 as of April 2020. The project proposes to construct 309 new single family residential lots and 168 636
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 multifamily residential units. The US Census Bureau states that the City’s average household size is
2.99 persons. Based on this average household size, the anticipated population increase because of the proposed project is 1,429 persons. The construction of housing at this location would not be unplanned, as the Visalia General Plan designated the proposed project site for low, medium, and high density residential, as well as neighborhood commercial. Additionally, the city is planning for more businesses, services, and infrastructure to accommodate the new population. Overall, the project will not constitute an unplanned increase in growth and population. There is no impact. b) Would the project displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere?
No Impact: There project would not displace any existing housing. There is one existing house on the site which will be removed. Overall, this will increase the amount of available housing in the community. There is No Impact.
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 XV. PUBLIC SERVICES
Would the Project:
Potentially
Significant
Impact
Less than
Significant
With
Mitigation
Incorporation
Less than
Significant
Impact
No
Impact
a) Would the project result in substantial adverse
physical impacts associated with the provision of
new or physically altered governmental facilities,
need for new or physically altered governmental
facilities, the construction of which could cause
significant environmental impacts, in order to
maintain acceptable serve ratios, response times
of other performance objectives for any of the
public services:
a. Fire protection?
b. Police protection?
c. Schools?
d. Parks?
e. Other public facilities?
Environmental Setting
Fire
Visalia and project site is served by The Visalia Fire Department (VFD), which operates 5 fire stations within the City of Visalia. The VFD will continue to provide fire protection services to the proposed project site following project implementation. VFD Fire Station No.55 is the nearest fire station to the site, approximately 1.9 miles to the Southwest.
Police
Law enforcement services are provided to the project site via The Visalia Police Department (VPD).
The VPD will continue to provide police protection services to the proposed project site following project implementation. The VPD headquarters are located approximately 3.24 miles Southeast of the proposed project site. VPD Substation District 1 is located approximately 2.9 miles Southeast of the project site.
Schools
The proposed project site is located within the Visalia Unified School District (VUSD) from Kindergarten through 12th Grade. The District includes 25 elementary schools, four middle schools, four traditional high schools, and alternative education programs. The nearest school is located approximately .6 miles Southeast (Ridgeview Middle School).
Regulatory Setting
California Fire Code
The California Fire Code (Title 24, Part 9 of the California Code of Regulations) establishes regulations to safeguard against hazards of fire, explosion, or dangerous conditions in new and existing buildings, 638
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 structures, and premises. The provisions of the Fire Code apply to the construction, alteration, movement, enlargement, replacement, repair, equipment, use and occupancy, location, maintenance, removal, and demolition of every building or structure throughout the State of California. The Fire Code includes regulations regarding fire-resistance-rated construction, fire protection systems such as alarm and sprinkler systems, fire services features such as fire apparatus access roads, means of egress, fire safety during construction and demolition, and wildland-urban interface areas.
City of Visalia Fire Department Plan Check and Hydrant Ordinance Visalia’s requirements for new construction include provisions for the Fire Department to review building and site plans prior to the issuance of any permit. The Fire Department ensures that proposed projects will be adequately served by water, and accessible to emergency vehicles. The Department also enforces the City’s Hydrant Ordinance, which states that subdividers are responsible for the installation of water mains and hydrants and determines the minimum spacing for fire hydrants.
Street dimensions are scrutinized to ensure that space will be preserved for ladder trucks to be stabilized, and for emergency vehicles to turn around. Basic requirements in the City’s subdivision ordinance include 52-foot minimum right-of-way widths and a 53-foot turning radius for cul-de-sacs.
City of Visalia General Plan
The 2030 General Plan includes the policies related to public services that correlate to the proposed project:
• PSCU-P-33: Coordinate land use and development with school location and site design, working with the Visalia Unified School District and other districts to ensure that adequate facilities are available and integrated with neighborhoods.
Discussion
a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable serve ratios, response times of other performance objectives for any of the public services:
a. Fire protection?
Less than Significant Impact: The VFD will provide fire protection services to the proposed development. The closest fire station is Station No.55, located 1.9 miles Southwest of the project site at 6921 W Ferguson Ave. The Fire Department uses the National Fire Protection Association (NFPA) standard for fire protection services, which requires 1 responder per 1,000 residents. The addition of 477 residential units will increase the demand for fire protection services. The city currently has .48 responders per 1,000 residents. By 2030, the city expects growth up to a total of 210,000 residents. This would result in .32 responders per 1,000 residents. This will require an additional 85 on-duty responders by 2030 to meet 1 responder per 1,000 residents, or 41 new responders to meet the current ratio. The existing fire stations are placed to provide optimum service, however new stations will be needed to support the expanding city. To support the expansion of fire services, payment of development impact fees will be required for the proposed project.
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 The timing of when new fire service facilities would be required or details about size and location cannot be known until such facilities are planned and proposed, and any attempt to analyze impacts to a potential future facility would be speculative. As new or expanded fire service facilities become necessary, construction or expansion projects would be subject to their own separate CEQA review in order to identify and mitigate any potential environmental impacts.
Therefore, the impact is less than significant.
b. Police protection?
Less than Significant Impact: The VPD will provide services to the proposed development. The VPD headquarters are located approximately 3.24 miles Southeast of the proposed project site. VPD Substation District 1 is located approximately 2.9 miles Southeast of the project site.
The development would increase the demand for police service with the addition of 477 residential units. The VPD does not establish service standards either in terms of officers per thousand residents or in incident response time but plans to maintain the current ratio of 1.7 officers per 1,000 residents. The Department has 143 sworn officers working out of two districts, as well as seven reserve sworn officers, 64 civilian officers, and 65 volunteers. The demand for additional officers and equipment will be compensated by the development impact fees required for the proposed Project.
The timing of when new police service facilities would be required or details about size and location cannot be known until such facilities are planned and proposed, and any attempt to analyze impacts to a potential future facility would be speculative. As new or expanded police service facilities become necessary, construction or expansion projects would be subject to their own separate CEQA review in order to identify and mitigate any potential environmental impacts. Therefore, the impact is less than significant. c. Schools?
Less than Significant Impact: The proposed project is within the (VUSD) from Kindergarten through 12th Grade. The District includes 25 elementary schools, four middle schools, four traditional high schools, and alternative education programs. The City of Visalia predicts the generation rates shown below in Table 3-15.
School Type Single Family Generation Rate Multi Family Generation Rate Elementary School 0.448 .144
Middle School .092 .017
High School .156 .025
Table 3-15: Student Generation Rates, City of Visalia General Plan Since the proposed project includes the addition of 309 single family homes and 168 multi-family residential units, the number of students will increase by approximately 672. The proposed project site is located within the Planning Area’s limits and therefore, growth associated with the Project has been planned and expected. In addition to the goals and policies of the City’s General Plan, future development is required to pay development impact fees to the school districts at the time of building permit issuanceThese impact fees are used by the school districts to maintain existing and develop new facilities, as needed. Therefore, the impact is less than significant. 640
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 d. Parks?
Less than Significant Impact: The addition of 477 new residential units would result in more use of the existing parks. Parks within a half-mile to one-mile radius that would service the proposed development include Shannon Ranch Neighborhood Park. The project plans to include 2.18 acres of parkland. Since the project would not lower the existing level of services for parks, and the proposed project would contribute its fair share to parks facilities through in-lieu fees, the impact is less than significant.
e. Other public facilities?
Less than Significant Impact: The proposed project would be required to pay a development impact fee for Public Facilities, including for the Civic Center, Corporation Yard, and Libraries.
Additional development fees will be paid to offset the increased demand for public services related to transportation, water, wastewater, groundwater recharge, storm drainage, and general governmental services. Fees for transportation, water, wastewater, and general government are based on building square footage and will be calculated prior to the issuance of building permits.
Fees for groundwater recharge and storm drainage are based on site acreage.
While the payment of development fees could result in the construction of new or altered public service facilities, no specific projects have been identified at this time. As new or expanded public service facilities become necessary, construction or expansion projects would be subject to their own separate CEQA review in order to identify and mitigate any potential environmental impacts.
Therefore, the impact is less than significant.
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 XVI. PARKS AND RECREATION
Would the project:
Potentially
Significant
Impact
Less than
Significant
With
Mitigation
Incorporation
Less than
Significant
Impact
No
Impact
a) Would the project increase the use of existing
neighborhood and regional parks or other
recreational facilities such that substantial
physical deterioration of the facility would occur
or be accelerated?
b) Does the project include recreational facilities
or require the construction or expansion of
recreational facilities which might have an adverse
physical effect on the environment?
Environmental Setting
There are 40 park facilities totaling 678 acres within the Visalia Planning Area. The City of Visalia provides different types of parks and open space facilities, or park types, to meet park and open space recreation needs of the community. Park types include:
• Pocket Parks: A park typically between one-half and two acres in size intended to serve the needs of a specific neighborhood within a half-mile radius. There are currently 17 pocket parks in Visalia. • Neighborhood Parks: A park typically 2 to 5 acres in size that provides basic recreation activities for one or more neighborhoods. There are currently 19 neighborhood parks in Visalia. • Community Parks: A park typically ranging from 5 to 12 acres in size or larger, which are intended to serve the recreational needs of a larger area of the city. There are currently 4 community parks in Visalia.
• Large City Parks: A park generally larger than 40 acres in size intended to serve the recreational needs of all city residents and to create opportunities for contact with the natural environment.
These parks may include a concentration of sports fields, golf courses, and areas for picnicking and passive enjoyment of open space. There are currently 2 large city parks in Visalia. • Natural Corridors and Greenways: A network of greenways of varying size intended to serve the recreational needs of city residents. These parks may include facilities such as bikeways, walkways, and riding trails, and are primarily developed along the city’s waterways. There is a total of 196 acres of natural corridors and greenways.
The Visalia Planning Area additionally contains two county parks and a public golf course. The golf course is not counted to the total amount of parkland. The Visalia General Plan states a total parkland standard of 5 acres of city parkland per 1,000 residents. 642
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 Regulatory Setting
Quimby Act
The 1975 Quimby Act (California Government Code section 66477) authorized cities and counties to pass ordinances requiring that developers set aside land, donate conservation easements, or pay fees for park improvements. The Act states that the dedication requirement of parkland can be a minimum of three acres per thousand residents or more and up to five acres per thousand residents if the existing ratio is greater than the minimum standard. Revenues generated through in-lieu fees collected and the Quimby Act cannot be used for the operation and maintenance of park facilities. In 1982, the Act was substantially amended. The amendments further defined acceptable uses of or restrictions on Quimby funds, provided acreage/population standards and formulas for determining the exaction, and indicated that the exactions must be closely tied (nexus) to a project’s impacts as identified through studies required by the California Environmental Quality Act (CEQA).
City of Visalia General Plan
The 2030 General Plan includes the policies related to parks and recreation that correlate to the proposed project:
• PSCU-P-2: Strive to achieve and maintain a citywide standard of at least five acres of neighborhood and community parks per 1,000 residents.
• PSCU-P-7: Promote development of small pocket parks or play lots dispersed throughout new neighborhoods and in existing neighborhoods, where needed, on a voluntary basis in coordination with new infill development, consistent with the following planning guidelines:
o Size: 0.5 to 2 acres; and
o Facilities: the specific features of pocket parks should address the anticipated needs of nearby residents and/or workers. In a residential environment, the needs of small children and seniors should be emphasized. In mixed-use or commercial areas, lunchtime use by office workers and shoppers should be facilitated. • PSCU-P-10: Adopt and implement parkland dedication requirements for all subdivisions, consistent with the Quimby Act and Policy PSCU-P-2. This requirement will be integrated with the City’s Park Acquisition Development Fee Program.
Discussion
a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated?
Less than Significant Impact: The proposed project is anticipated to increase the Visalia population by approximately 1,429 residents. Based on the desired parkland ratio of 5 acres per 1000 residents identified in the Visalia General Plan, the Project would need to provide approximately 7.14 acres of parkland/open space. The project would provide the minimum of 2.18 acres on site but will be required to pay in-lieu fees to offset the costs of parks and recreational facilities outside of the site.
The impact is less than significant.
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? No Impact: The proposed project does not include any recreational facilities or require the construction or expansion of any recreational facilities that would have an adverse physical effect on the environment. There is no impact.
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 XVII. TRANSPORTATION
Would the project:
Potentially
Significant
Impact
Less than
Significant
With
Mitigation
Incorporation
Less than
Significant
Impact
No
Impact
a) Conflict with a program plan, ordinance or
policy addressing the circulation system,
including transit, roadway, bicycle, and
pedestrian facilities?
b) Conflict or be inconsistent with the CEQA
guidelines Section 15064.3, Subdivision (b)?
d) Substantially increase hazards due to a
geometric design feature (e.g., sharp curves or
dangerous intersections) or incompatible uses
(e.g., farm equipment)?
e) Result in inadequate emergency access?
Environmental Setting
Vehicular Access
Vehicular access to the project is available via North Demaree Street, River Way Drive, North Linwood Street and through the existing Wildhorse Subdivision via North Chinowth Street. The project includes a network of local streets that provide full access to the project site.
Parking
Each Single-Family home will contain a two-car garage, as well as room for two more cars in the driveway. Additionally, there will be parking available on the street. For the 168-unit Multi-family section, there is 284 parking spots. 168 of these spots are in garages. During construction, workers will utilize existing parking areas and/or temporary construction staging areas for parking of vehicles and equipment.
Regulatory Setting
CEQA Guidelines Section 15064.3, Subdivision (b): Criteria for Analyzing Transportation Impacts (1) Land Use Projects. Vehicle miles traveled exceeding an applicable threshold of significance may indicate a significant impact. Generally, projects within one-half mile of either an existing major transit stop or a stop along an existing high-quality transit corridor should be presumed to cause a less than significant transportation impact. Projects that decrease vehicle miles traveled in the project area compared to existing conditions should be considered to have a less than significant transportation impact.
(2) Transportation Projects. Transportation projects that reduce, or have no impact on, vehicle miles traveled should be presumed to cause a less than significant transportation impact. For roadway capacity projects, agencies have discretion to determine the appropriate measure of transportation impact consistent with CEQA and other applicable requirements. To the extent 645
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 that such impacts have already been adequately addressed at a programmatic level, a lead agency may tier from that analysis as provided in Section 15152. (3) Qualitative Analysis. If existing models or methods are not available to estimate the vehicle miles traveled for the particular project being considered, a lead agency may analyze the project’s vehicle miles traveled qualitatively. Such a qualitative analysis would evaluate factors such as the availability of transit, proximity to other destinations, etc. For many projects, a qualitative analysis of construction traffic may be appropriate.
(4) Methodology. A lead agency has discretion to choose the most appropriate methodology to evaluate a project’s vehicle miles traveled, including whether to express the change in absolute terms, per capita, per household or in any other measure. A lead agency may use models to estimate a project’s vehicle miles traveled and may revise those estimates to reflect professional judgment based on substantial evidence. Any assumptions used to estimate vehicle miles traveled and any revisions to model outputs should be documented and explained in the environmental document prepared for the project. The standard of adequacy in Section 15151 shall apply to the analysis described in this section.
City of Visalia Standard Specifications
The City of Visalia Standard Specifications are developed and enforced by the City of Visalia Public Works Department to guide the development and maintenance of streets within the City. The crosssection drawings contained in the City’s Standard Specifications dictate the development of roads within the City.
City of Visalia General Plan:
The 2030 General Plan includes the policies related to transportation that correlate to the proposed project:
• T-P-3: Design and build future roadways that complement and enhance the existing network, as shown on the General Plan Circulation Diagram, to ensure that each new and existing roadway continues to function as intended.
• T-P-5: Take advantage of opportunities to consolidate driveways, access points, and curb cuts along existing arterials when a change in development or a change in intensity occurs or when traffic operation or safety warrants.
• T-P-10: Manage local residential streets to limit average daily vehicle volumes to 1,500 or less and maintain average vehicle speeds between 15 and 25 miles per hour. • T-P-22: Require all residential subdivisions to be designed to discourage use of local streets as a bypass to congested arterials, and when feasible, require access to residential development to be from collector streets.
• T-P-23: Require that all new developments provide right-of-way, which may be dedicated or purchased, and improvements (including necessary grading, installation of curbs, gutters, sidewalks, parkway/landscape strips, bike, and parking lanes) other city street design standards.
Design standards will be updated following General Plan adoption • T-P-24: Require that proposed developments make necessary off-site improvements if the location and traffic generation of a proposed development will result in congestion on major streets or failure to meet LOS D during peak periods or if it creates safety hazards. • T-P-26: Require that future commercial developments or modifications to existing developments be designed with limited points of automobile ingress and egress, including shared access, onto major streets.
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 • T-P-40: Develop a community-wide trail system along selected planning area waterways, consistent with the Waterways and Trails Master Plan and General Plan diagrams.
Discussion
a) Would the project conflict with a program plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle, and pedestrian facilities? Less than Significant Impact: The existing General Plan established LOS “D” as the minimum acceptable LOS standard on city facilities. A traffic study prepared by Ruettgers and Schuler (Appendix E) studied the impacts from the project on all intersections within a one-mile radius. Analysis was provided for Existing Traffic, 2023 Traffic, 2025 Traffic, 2031 Traffic, and 2041 Traffic. The studied intersections are:
• Akers St & Ave 320
• Demaree St & Ave 320
• Demaree St & Pratt Rd
• Country Center St & Pratt Rd
• Mooney Blvd & Pratt Rd
• Akers St & Shannon Prkwy
• Chinowth St & Shannon Prkwy
• Demaree St & River Way Dr
• Demaree St & Shannon Pkwy
• Country Center St & Shannon Pkwy
• Demaree St & Flagstaff Ave
• Akers St & Riggin Ave
• Linwood St & Riggin Ave
• Demaree St & Riggin Ave
• Country Center St & Riggin Ave
• Linwood St & Ferguson Ave
• Demaree St & Ferguson Ave
• Also included are the driveways for the multi-family and retail portions of the project.
PM Intersection Level of Service
Intersection 2021 LOS 2023 LOS 2025 LOS 2031 LOS 2041 LOS Akers St. and Ave 320 A A A B B
Demaree St. and Ave 320 B B B B B
Linwood St. and Project Road North A A A A A
Demaree St. and Arlet Ave A A A A A
Demaree St. and Pratt Rd. B B B B C
Country Center St. and Pratt Rd. A A A A A
Mooney Blvd. and Pratt Rd. A A A A A
Akers St. and Shannon Prkwy. A A A A A
Linwood St. and Shannon Prkwy. A A A A A
Chinowth St. and Shannon Prkwy. A A A B B
Coburn Ave. & Shannon Prkwy. / Residential
Driveway & Shannon Prkwy.
A A A B B
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 Demaree St & River Way Dr B B B C C
Demaree St & Shannon Pkwy C C D F (A LOS
with
Traffic
Signal)
F (A LOS
with
Traffic
Signal)
Country Center St & Shannon Pkwy A A A A A
Demaree St & Flagstaff Ave B C D F (A LOS
with
Traffic
Signal)
F (A LOS
with
Traffic
Signal)
Akers St & Riggin Ave D D D D D
Linwood St & Riggin Ave C C D E (B LOS
with
Traffic
Signal)
F (F LOS
with
Traffic
Signal)
Demaree St & Riggin Ave D D D D E
Country Center St & Riggin Ave C C C E F (B LOS
with
Traffic
Signal)
Linwood St & Ferguson Ave A A B B C
Demaree St & Ferguson Ave D D D D F
Linwood St & Residential Driveway A A A A A
Linwood St & Commercial Driveway A A
Commercial Driveway & Shannon Prkwy A A
Table 3-16: PM Projected LOS
AM Intersection Level of Service
Intersection 2021 LOS 2023 LOS 2025 LOS 2031 LOS 2041 LOS Akers St. and Ave 320 A A A B B
Demaree St. and Ave 320 B B B B C
Linwood St. and Project Road North A A A A A
Demaree St. and Arlet Ave A A A A A
Demaree St. and Pratt Rd. B B B B C
Country Center St. and Pratt Rd. A A A A A
Mooney Blvd. and Pratt Rd. A A A A A
Akers St. and Shannon Prkwy. A A A A A
Linwood St. and Shannon Prkwy. A A A A A
Chinowth St. and Shannon Prkwy. A A A A A
Coburn Ave. & Shannon Prkwy. / Residential
Driveway & Shannon Prkwy.
A A A A A
Demaree St & River Way Dr A A B B B
Demaree St & Shannon Pkwy B B C E (A LOS
with
Traffic
Signal)
F (A LOS
with
Traffic
Signal)
Country Center St & Shannon Pkwy A A A A A
Demaree St & Flagstaff Ave B B C C E (A LOS
with
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 Traffic
Signal)
Akers St & Riggin Ave D D D D D
Linwood St & Riggin Ave B C C E (B LOS
with
Traffic
Signal)
F (C LOS
with
Traffic
Signal)
Demaree St & Riggin Ave D D D D E
Country Center St & Riggin Ave B B B B C
Linwood St & Ferguson Ave B B B B D
Demaree St & Ferguson Ave D D D D D
Linwood St & Residential Driveway A A
Linwood St & Commercial Driveway A A
Commercial Driveway & Shannon Prkwy A A
Table 3-17: AM Projected LOS
The proposed project would cause unacceptable LOS at four separate intersections. Intersection improvements needed to maintain or improve the operational level of service of the street system in the vicinity of the project is presented in Table 3-19.
Intersection Improvements Required by 2031 Improvements Required by 2041 Demaree St & Shannon Pkwy Signal
Demaree St & Flagstaff Ave Signal
Linwood St & Riggin Ave Signal
Country Center St & Riggin Ave Signal
Table 3-18: Unacceptable Projected LOS in One Mile Radius The City of Visalia Traffic Impact Fee facilities list includes signal projects which are not individually identified. Three of the four intersections (excluding Demaree Street and Flagstaff Avenue) are arterial or collector roadways and are understood to be included in the traffic impact fee. The intersection of Demaree Street and Flagstaff Avenue is currently full access and will require signalization in the future with or without the project. Inclusion of Demaree Street and Flagstaff Avenue in the traffic impact fee facilities list should be considered. The project will pay its fair share of traffic impact fees to support payment of the signals. There is a less than significant impact. b) Would the project conflict or be inconsistent with CEQA Guidelines Section 15064.3, Subdivision (b)?
Less than Significant Impact: The State of California Governor’s Office of Planning and Research document entitled Technical Advisory on Evaluating Transportation Impacts in CEQA dated December 2018 (OPR Guidelines) provides guidance for determining a project’s transportation impacts based on vehicle miles traveled (VMT). The City of Visalia has adopted a VMT thresholds and guidelines to address the shift from delay‐based LOS CEQA traffic analyses to VMT CEQA traffic analyses. Visalia currently has a threshold of 84 percent of the existing County average, or 16 percent less than the County average, for residential and mixed-use projects. The County currently has a VMT per Capita of
11.9, requiring a VMT per Capita of 10.0 or less. The location of the project site currently has a VMT per capita of less than 10.0, a “green-colored VMT zone.” 649
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 However, projects can be screened out to not have a VMT analysis. Some projects have conditions that may exist which would presume the development project has a less than significant impact. These may be size, location, proximity to transit, or trip‐making potential. One of the screening criteria is if the project is a “Residential, office, or mixed‐use projects that are consistent with the City’s General Plan and located within green‐colored VMT zones…Residential and office projects that are located in areas with low VMT, and that incorporate similar features (i.e., density, mix of uses, transit accessibility), will tend to exhibit similarly low VMT.” The project is consistent with the Visalia General Plan and is located within a green VMT zone. There is a less than significant impact. c) Would the project substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? No Impact: The project does not propose any incompatible uses or include any design features that could increase traffic hazards. The project does include three new vehicle access points at North Demaree Street, River Way Drive, and North Linwood Street. This improvement will be subject to review by the City’s engineer to ensure the new access point does not pose any safety risks due to project design. The proposed project would not substantially increase hazards in or around the project area there is no impact.
d) Would the project result in inadequate emergency access? No Impact This project would not result in inadequate emergency access. Emergency access to the site would be via North Demaree Street, River Way Drive, and North Linwood Street. A network of local roads within the proposed project property provides full access to all buildings within the development. The Project would have no impact on emergency access. 650
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 XVIII. TRIBAL CULTURAL RESOURCES
Would the project:
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporation
Less than
Significant
Impact
No
Impact
a) Would the project cause a substantial
adverse change in the significance of a tribal
cultural resource, defined in Public Resources
Code section 21074 as either a site, feature,
place, cultural landscape that is geographically
defined in terms of the size and scope of the
landscape, sacred place, or object with cultural
value to a California Native American tribe, and
that is:
i) Listed or eligible for listing in the
California Register of Historical Resources, or in a
local register of historical resources as defined in
Public Resources Code section 5020.1(k), or
ii) A resource determined by the lead
agency, in its discretion and supported by
substantial evidence, to be significant pursuant
to criteria set forth in subdivision (c) of Public
Resources Code Section 5024.1. In applying the
criteria set forth in subdivision (c) of Public
Resource Code Section 5024.1, the lead agency
shall consider the significance of the resource to
a California Native American tribe.
Environmental Setting
The Project area is in the Southern Valley Yokuts ethnographic territory of the San Joaquin Valley. The Yokuts are a sub-group of the Penutian language that covers much of coastal and central California and Oregon. The Yokuts were generally divided into three major groups, the Northern Valley Yokuts, the Southern Valley Yokuts, and the Foothill Yokuts. The Project area is likely within the Telamni and Wukchamni Yokuts territory. The closest village for this area was Waitatshulu, which was located on Packwood Creek approximately 5.5 miles south of the Project site. Primary Yokuts villages were typically located along lakeshores and major stream courses, with scattered secondary or temporary camps and settlements located near gathering areas in the foothills. Prior to Euro-American contact, the Yokuts were one of the densest populations of Native Americans in western North America due to the substantial natural resources surrounding Tulare Lake. According to the Native American Heritage Commission, six Native American tribal groups are currently associated with the Project area, including the Tubatulabals of Kern Valley, Wukasache Indian Tribe/Eshom Valley Band, the Kern Valley Indian Community, the Santa Rosa Rancheria Tachi Yokut Tribe, and the Tule River Indian Tribe.
Cultural Resources Record Search
A records search was conducted on behalf of the Applicant from the SSJVIC of the CHRIS at California State University in Bakersfield, California, to determine if historical or archaeological sites had 651
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 previously been recorded within the study area, if the project area had been systematically surveyed by archaeologists prior to the initial study, and/or whether the region of the field project was known to contain archaeological sites and to thereby be archaeologically sensitive. According to the SSJVIC records search, there has been no previous cultural resource investigations within the Project area.
There has only been one cultural resource study conducted withing a 0.5-mile radius of the project.
There have been no cultural resources were previously recorded within the Project area or within the
0.5-mile radius. Additionally, no recorded cultural resources are recorded within the Project area or
0.5-mile radius that are listed in the National Register of Historic Places, the California Register of Historical Resources, the California Points of Interest, California Inventory of Historic Resources, or the California State Historic Landmarks.
Native American Consultation
The State requires lead agencies to consider the potential effects of proposed projects and consult with California Native American tribes during the local planning process for the purpose of protecting Traditional Tribal Cultural Resources through the California Environmental Quality Act (CEQA) Guidelines. Pursuant to PRC Section 21080.3.1, the lead agency shall begin consultation with the California Native American tribe that is traditionally and culturally affiliated with the geographical area of the proposed project. Such significant cultural resources are either sites, features, places, cultural landscapes, sacred places, and objects with cultural value to a tribe which is either on or eligible for inclusion in the California Historic Register or local historic register, or, the lead agency, at its discretion, and support by substantial evidence, choose to treat the resources as a Tribal Cultural Resources (PRC Section 21074(a)(1-2)).
Additional information may also be available from the California Native American Heritage Commission’s Sacred Lands File per PRC Section 5097.96 and the California Historical Resources Information System administered by the California Office of Historic Preservation. Please also note that PRC Section 21082.3(c) contains provisions specific to confidentiality.
The site is currently vacant and has been routinely disturbed as part of the agricultural operations. If any artifacts are inadvertently discovered during ground-disturbing activities, existing federal, State, and local laws, and regulations as well as the mitigation measures will require construction activities to cease until such artifacts are properly examined and determined not to be of significance by a qualified cultural resource professional.
The NAHC Sacred Lands File search and outreach to local tribal representatives did not result in the identification of sacred places or other special areas important to the tribes within the Project boundary.
Regulatory Setting
Historical Resources
Historical resources are defined by CEQA as resources that are listed in or eligible for the California Register of Historical Resources, resources that are listed in a local historical resource register, or resources that are otherwise determined to be historical under California Public Resources Code Section 21084.1 or California Code of Regulations Section 15064.5. Under these definitions Historical Resources can include archaeological resources, Tribal cultural resources, and Paleontological Resources.
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 Archaeological Resources
As stated above, archaeological resources may be considered historical resources. If they do not meet the qualifications under the California Public Resources Code 21084.1 or California Code of Regulations Section 15064.5, they are instead determined to be “unique” as defined by the CEQA Statute Section 21083.2. A unique archaeological resource is an artifact, object, or site that: (1) contains information (for which there is a demonstrable public interest) needed to answer important scientific research questions; (2) has a special and particular quality, such as being the oldest of its type or the best available example of its type; or (3) is directly associated with a scientifically recognized important prehistoric or historic event or person.
Tribal Cultural Resource (TCR)
Tribal Cultural Resources can include site features, places, cultural landscapes, sacred places, or objects, which are of cultural value to a Tribe. It is either listed on or eligible for the CA Historic Register or a local historic register or determined by the lead agency to be treated as TCR.
Paleontological Resources
For the purposes of this section, “paleontological resources” refers to the fossilized plant and animal remains of prehistoric species. Paleontological Resources are a limited scientific and educational resource and are valued for the information they yield about the history of the earth and its ecology.
Fossilized remains, such as bones, teeth, shells, and leaves, are found in geologic deposits (i.e., rock formations). Paleontological resources generally include the geologic formations and localities in which the fossils are collected.
Native American Reserve (NAR)
This designation recognizes tribal trust and reservation lands managed by a Native American Tribe under the United States Department of the Interior’s Bureau of Indian Affairs over which the County has no land use jurisdiction. The County encourages adoption of tribal management plans for these areas that consider compatibility and impacts upon adjacent area facilities and plans.
National Historic Preservation Act
The National Historic Preservation Act was adopted in 1966 to preserve historic and archeological sites in the United States. The Act created the National Register of Historic Places, the list of National Historic Landmarks, and the State Historic Preservation offices.
California Historic Register
The California Historic Register was developed as a program to identify, evaluate, register, and protect Historical Resources in California. California Historical Landmarks are sites, buildings, features, or events that are of statewide significance and have anthropological, cultural, military, political, architectural, economic, scientific, religious, experimental, or other value. For a resource to be designated as a historical landmark, it must meet the following criteria:
• Is associated with events that have made a significant contribution to the broad patterns of California’s history and cultural heritage.
• Is associated with the lives of persons important in our past. • Embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of an important creative individual, or possesses high artistic values. • Has yielded, or may be likely to yield, information important in prehistory or history. 653
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 City of Visalia General Plan
The 2030 General Plan includes the policies related to tribal resources that correlate to the proposed project:
OSC-P-42: Establish requirements to avoid potential impacts to sites suspected of being archeologically, paleontologically, or historically significant or of concern, by:
• Requiring a records review for development proposed in areas that are considered archaeologically or paleontologically sensitive;
• Determining the potential effects of development and construction on archaeological or paleontological resources (as required by CEQA);
• Requiring pre-construction surveys and monitoring during any ground disturbance for all development in areas of historical and archaeological sensitivity (defined as areas identified according to the National Historic Preservation Act as part of the Section 106 process); and • Implementing appropriate measures to avoid the identified impacts, as conditions of project approval.
Discussion
a) Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is:
i. Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k), or Less Than Significant Impact with Mitigation: The project would not cause a substantial adverse change in the significance of a tribal cultural resource that is listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources. Based on the results of the records search, no previously recorded tribal cultural resources are located within the project site. Although no cultural resources were identified, the presence of remains or unanticipated cultural resources under the ground surface is possible. Implementation of Mitigation Measures TCR-1 and TCR-2 will ensure that impacts to this checklist item will be less than significant with mitigation incorporation.
ii. A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resource Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe.
Less Than Significant Impact with Mitigation: The lead agency has not determined there to be any known tribal cultural resources located within the project area. Additionally, there are not believed to be any paleontological resources or human remains buried within the project area’s vicinity. However, if resources were found to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1, the lead agency shall consider the significance of the resources to a California Native American Tribe. Implementation of Mitigation 654
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 Measures TCR-1 and TCR-2 will ensure that any impacts resulting from project implementation remain less than significant with mitigation incorporation.
Mitigation Measures for Impacts to Cultural Resources:
Mitigation Measure TCR-1: If previously unknown resources are encountered before or during grading activities, construction shall stop in the immediate vicinity of the find and a qualified historical resources specialist shall be consulted to determine whether the resource requires further study. The qualified historical resources specialist shall make recommendations to the City on the measures that shall be implemented to protect the discovered resources, including but not limited to excavation of the finds and evaluation of the finds in accordance with Section 15064.5 of the CEQA Guidelines and the City’s Historic Preservation Ordinance.
If the resources are determined to be unique historical resources as defined under Section 15064.5 of the CEQA Guidelines, measures shall be identified by the monitor and recommended to the Lead Agency. Appropriate measures for significant resources could include avoidance or capping, incorporation of the site in green space, parks, or open space, or data recovery excavations of the finds. No further grading shall occur in the area of the discovery until the Lead Agency approves the measures to protect these resources. Any historical artifacts recovered as a result of mitigation shall be provided to a City‐approved institution or person who is capable of providing long‐term preservation to allow future scientific study.
Mitigation Measure TCR-2: In the event that human remains are unearthed during excavation and grading activities of any future development project, all activity shall cease immediately. Pursuant to Health and Safety Code (HSC) Section 7050.5, no further disturbance shall occur until the County Coroner has made the necessary findings as to origin and disposition pursuant to PRC Section 5097.98(a). If the remains are determined to be of Native American descent, the coroner shall within 24 hours notify the Native American Heritage Commission (NAHC). The NAHC shall then contact the most likely descendent of the deceased Native American, who shall then serve as the consultant on how to proceed with the remains. Pursuant to PRC Section 5097.98(b), upon the discovery of Native American remains, the landowner shall ensure that the immediate vicinity, according to generally accepted cultural or archaeological standards or practices, where the Native American human remains are located is not damaged or disturbed by further development activity until the landowner has discussed and conferred with the most likely descendants regarding their recommendations, if applicable, taking into account the possibility of multiple human remains. The landowner shall discuss and confer with the descendants all reasonable options regarding the descendants' preferences for treatment.
Mitigation Measure TCR-3: Native American pre-construction presentation. Prior to any ground disturbance, the proponent shall retain Santa Rosa Rancheria Cultural Staff to provide a preconstruction Cultural Sensitivity Training to construction staff regarding the discovery of cultural resources and the potential for discovery during ground disturbing activities, which will include information on potential cultural material finds and on the procedures to be enacted if resources are found. Tribal participation would be dependent upon the availability and interest of the Tribe. 655
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 XIX. UTILITIES AND SERVICE SYSTEMS
Would the project:
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporation
Less than
Significant
Impact
No
Impact
a) Require or result in the relocation or
construction of new or expanded water,
wastewater treatment or stormwater
drainage, electric power, natural gas, or
telecommunications facilities, the
construction or relation of which could cause
significant environmental effects?
b) Have sufficient water supplies available to
serve the project and reasonably foreseeable
future development during normal, dry and
multiple dry years?
c) Result in a determination by the
wastewater treatment provider which serves
or may serve the project that it has adequate
capacity to serve the project’s projected
demand in addition to the provider’s existing
commitments?
d) Generate solid waste in excess of State or
local standards, or in excess of the capacity of
local infrastructure, or otherwise impair the
attainment of solid waste reduction goals?
e) Comply with federal, state, and local
management and reduction statutes and
regulations related to solid waste?
Environmental Setting
Wastewater
Sewer services are provided to the site by the City of Visalia. Visalia owns a Water Conservation Plant (WCP) located West of Highway 99 and South of Highway 198. Presently, the WCP’s permitted capacity as established by the Regional Water Quality Control Board (RWQCB) is 20 million gallons per day (mgd). A planned upgrade will increase the capacity to 26 mgd. The WCP has a daily flow of 13 mgd. The City of Visalia operates a sewer system divided into eight service areas. The system currently has over 468 miles of sewer pipe.
Solid Waste
The City of Visalia provides solid waste collection, and the County of Tulare provides disposal services via landfills. Sunset Waste Paper is contracted to process residential and commercial recycling. The Tulare County Resource Management Agency manages some solid waste disposal. Programs include household hazardous waste disposal, electronics recycling, tire recovery, yard waste recycling, metal recycling and appliance recovery programs. The county landfills approximately 300,000 tons of waste per year, which is equivalent to about 5 pounds per person per day or one ton per county resident per year. The County operates three disposal sites: the Visalia Disposal Site, northwest of Visalia; the 656
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 Woodville Disposal Site, southeast of Tulare; and the Teapot Dome Disposal Site, southwest of Porterville. These sites have a remaining capacity of 24,258,052 cubic yards, with a total capacity of 37,101,523 cubic yards.
Water
The California Water Service Company (Cal Water) distribute groundwater supply. Cal Water’s Visalia District supply wells extract groundwater from the Kaweah Groundwater Subbasin. The Cal Water system includes 75 operational groundwater wells, about one third of which have auxiliary power for backup. There are 519 miles of main pipeline in the system. The system includes two elevated 300,000-gallon storage tanks, an ion exchange treatment plant, four granular activated carbon filter plants and one nitrate blending facility.
The system currently has the capacity to pump 100,829 acre-feet per year (afy), all from groundwater.
This will be able to supply a growing population, as in 2010, 31,762 AF was needed. By 2030, the city is expected to use 43,002 afy.
Regulatory Setting
CalRecycle
California Code of Regulations, Title 14, Natural Resources – Division 7 contains all current CalRecycle regulations regarding nonhazardous waste management in the state. These regulations include standards for the handling of solid waste, standards for the handling of compostable materials, design standards for disposal facilities, and disposal standards for specific types of waste.
Central Valley RWQCB
The Central Valley RWQCB requires a Stormwater Pollution Prevention Plan (SWPPP) for projects disturbing more than one acre of total land area. Because the project is greater than one acre, a SWPPP to manage stormwater generated during project construction will be required.
The Central Valley RWQCB regulates Wastewater Discharges to Land by establishing thresholds for discharged pollutants and implementing monitoring programs to evaluate program compliance. This program regulates approximately 1500 dischargers in the region.
The Central Valley RWQCB is also responsible for implementing the federal program, the National Pollutant Discharge Elimination System (NPDES). The NPDES Program is the federal permitting program that regulates discharges of pollutants to surface waters of the U.S. Under this program, a NPDES permit is required to discharge pollutants into Waters of the U.S. There are 350 permitted facilities within the Central Valley Region.
Cal Water Urban Water Management Plan (UWMP) – Visalia District The UWMP describes the Visalia District service area, system demand and usage, available water resources, reliability of the water supply, and contingency planning for water shortage. It also contains a conservation section in compliance with SB X7-7 describing water usage reduction targets and implementation measures. The UWMP identifies five core programs for water conservation in the District that involve promotion of high-efficiency fixtures in residential settings, promotion of highefficiency irrigation systems, and public information and education. 657
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 City of Visalia General Plan
The 2030 General Plan includes the objectives and policies related to utilities and service systemsthat correlate to the proposed project:
• PSCU-O-14: Provide for long-range community water needs by adopting best management practices for water use, conservation, groundwater recharge and wastewater and stormwater management.
• PSCU-P-46: Adopt and implement a Water Efficient Landscaping Ordinance for new and/or refurbished development that exceeds mandated sizes, and ensure that all new City parks, streetscapes, and landscaped areas conform to the Ordinance’s requirements. The Ordinance should include provisions to optimize outdoor water use by:
o Promoting appropriate use of plants and landscaping;
o Establishing limitations on use of turf including size of turf areas and use of cool-season turf such as Fescue grasses, with exceptions for specified uses (e.g., recreation playing fields, golf courses, and parks);
o Establishing water budgets and penalties for exceeding them; o Requiring automatic irrigation systems and schedules, including controllers that incorporate weather-based or other self-adjusting technology; o Promoting the use of recycled water; and
o Minimizing overspray and runoff.
• PSCU-P-59: Require new developments to incorporate floodwater detention basins into project designs where consistent with the Stormwater Master Plan and the Groundwater Recharge Plan. • PSCU-P-60: Control urban and stormwater runoff and point and non-point discharge of pollutants.
As part of the City’s Stormwater Management Program, adopt and implement a Stormwater Management Ordinance to minimize stormwater runoff rates and volumes, control water pollution, and maximize groundwater recharge. New development will be required to include Low Impact Development features that reduce impermeable surface areas and increase infiltration.
Such features may include, but are not limited to:
o Canopy trees or shrubs to absorb rainwater;
o Grading that lengthens flow paths over permeable surfaces and increases runoff travel time to reduce the peak hour flow rate;
o Partially removing curbs and gutters from parking areas where appropriate to allow stormwater sheet flow into vegetated areas;
o Use of permeable paving in parking lots and other areas characterized by significant impervious surfaces;
o On-site stormwater detention, use of bioswales and bioretention basins to facilitate infiltration; and
o Integrated or subsurface water retention facilities to capture rainwater for use in landscape irrigation and other non-potable uses.
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 Discussion
a) Would the project require or result in the relocation or construction of new or expanded water, wastewater treatment or stormwater drainage, electric power, natural gas, or telecommunications facilities, the construction or relation of which could cause significant environmental effects? Less than Significant Impact: The proposed project would result in new water services. However, the proposed site has no change of use proposal. Visalia’s current system for water and wastewater have the capacity to handle the projected growth expected in the General Plan. To compensate for these services, new development will be required to pay impact fees. It is not anticipated that implementation of the proposed project would result in increased demand for any utility services beyond the planned conditions. There is a less than significant impact. b) Would the project have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry and multiple dry years? Less than Significant Impact: Water services will be provided by Cal Water. The City’s water supply source is comprised of 75 operational groundwater wells. The system currently has the capacity to pump 100,829 acre-feet per year (afy), all from groundwater. This will be able to supply a growing population, as in 2010, 31,762 AF was needed. By 2030, the city is expected to use 43,002 afy.
Using average per-person water use in Visalia (183 gallons; 2020 Urban Water Management Plan) and the average household size in Visalia (2.99 persons; US Census Bureau), water demand for the proposed
477-unit residential development is estimated to be approximately 261,000 gallons of water daily, or about 292-acre feet per year. With the system capacity at 100,829 afy, there will be enough water supply for the proposed project. The project does not propose any new or expanded uses against the Visalia General Plan. The available water supply is expected to supply the projected population. In 2030, the projected demand is expected to 35,276 AF of groundwater, in 2035, there is expected to be 38,310 AF of groundwater, and in 2040 there is expected to be 41,258 AF of groundwater. To compensate for these services, new development will be required to pay impact fees for new water services, along with the reduced water use implementations from the polices set forth in the Visalia General Plan. Therefore, the impact is less than significant. c) Would the project result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project’s projected demand in addition to the provider’s existing commitments?
Less than Significant Impact: The project does not propose any new or expanded uses and is therefore not anticipated to result in increased demand for wastewater treatment services beyond existing conditions in the Visalia General Plan. Additionally, the City’s MEIR has evaluated the site’s current and future wastewater service demand. The current capacity of the wastewater system is approximately 20 mgd. It currently receives 13 mgd, leaving an available 7 mgd. In addition, a future upgrade plans to increase the capacity to 26 mgd.
Adjusted Flow Coefficients provided in the City of Visalia 2005 Sewer Master Plan were used to calculate an assumed volume of effluent for the proposed project. Based on these calculations, the total expected flow from the project is 62,140 gallons per day. A memorandum describing the calculations and data sources used in this analysis is provided in Appendix F. 659
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 Because the City’s sewer system has the capacity to meet the project site’s expected demand for wastewater treatment, and it is not anticipated that the project will increase the site’s demand for wastewater treatment, it can be inferred that the existing wastewater treatment system has adequate capacity to serve the proposed project. There is a less than significant impact. d) Would the project generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals? No Impact: Sunset Waste Systems provides solid waste services to the proposed project site. The project does not propose any new or expanded uses and is therefore not anticipated to result in increased generation of solid waste beyond existing conditions. Additionally, the disposal sites are at less than half capacity. Because the City’s existing infrastructure has the capacity to accommodate the solid waste currently planned in the General Plan for expanded population, it can be inferred that the existing solid waste infrastructure has adequate capacity to serve the proposed project. The project would not generate solid waste in excess of State or Local Standards and there is no impact. e) Would the project comply with federal, state, and local management and reduction statutes and regulations related to solid waste?
No Impact: This proposed project conforms to all applicable statutes and regulations related to solid waste disposal. The proposed project will comply with the adopted policies related to solid waste, and will comply with all applicable federal, state, and local statutes and regulations pertaining to disposal of solid waste, including recycling. Therefore, the proposed project would have no impact on solid waste regulations.
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 XX. WILDFIRE
If located in or near state responsibility areas or
lands classified as very high fire hazard severity
zones, would the project: Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporation
Less than
Significant
Impact
No
Impact
a) Substantially impair an adopted emergency
response plan or emergency evacuation plan?
b) Due to slope, prevailing winds, and other
factors, exacerbate wildfire risks, and thereby
expose project occupants to, pollutant
concentrations from a wildfire or the uncontrolled
spread of a wildfire?
c) Require the installation or maintenance of
associated infrastructure (such as roads, fuel
breaks, emergency water sources, power lines or
other utilities) that may exacerbate fire risk or that
may result in temporary or ongoing impacts to the
environment?
d) Expose people or structures to significant risks,
including downslope or downstream flooding or
landslides, as a result of runoff, post-fire slope
instability, or drainage changes?
Environmental Setting
There are no State Responsibility Areas (SRAs) within the vicinity of the project site, and the project site is not categorized as a “Very High” Fire Hazard Severity Zone (FHSZ) by CalFire. This CEQA topic only applies to areas within an SRA or a Very High FHSZ.
Regulatory Setting
Fire Hazard Severity Zones: geographical areas designated pursuant to California Public Resources Codes Sections 4201 through 4204 and classified as Very High, High, or Moderate in State Responsibility Areas or as Local Agency Very High Fire Hazard Severity Zones designated pursuant to California Government Code, Sections 51175 through 51189.
Discussion
a) Would the project substantially impair an adopted emergency response plan or emergency evacuation plan?
No Impact: The project would not substantially impair an adopted emergency response plan or emergency evacuation plan. The project will be reviewed by the Visalia Fire Department to ensure the project does not impair emergency response or emergency evacuation. Additionally, the proposed project site is not located within an SRA or a Very High FHSZ. There is no impact. 661
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 b) Due to slope, prevailing winds, and other factors, would the project exacerbate wildfire risks, and thereby expose project occupants to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire?
No Impact: The project is located on a flat area of agricultural and urban land which is considered to be at little risk of fire. Additionally, the proposed project site is not located within an SRA or a Very High FHSZ. There is no impact.
c) Would the project require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment? Less than Significant Impact: The construction of the project involves adding new local residential streets, and new and relocated utilities. Utilities such as emergency water sources and power lines would be included as part of the proposed development, however all improvements would be subject to City standards and Fire Chief approval. The proposed project would not exacerbate fire risk and the impact would be less than significant
d) Would the project expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire instability, or drainage changes? No Impact: The project site is not located in an area designated as a Fire Hazard Severity Zone and lands associated with the Project site are relatively flat. Therefore, the project would not be susceptible to downslope or downstream flooding or landslides as a result of post-fire instability or drainage changes. There is no impact.
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 XXI. MANDATORY FINDINGS OF SIGNIFICANCE
Would the project:
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporation
Less than
Significant
Impact
No
Impact
a) Does the project have the potential
substantially to degrade the quality of the
environment, substantially reduce the habitat of
a fish or wildlife species, cause a fish or wildlife
population to drop below self-sustaining levels,
threaten to eliminate a plant or animal
community, substantially reduce the number or
restrict the range of a rare or endangered plant
or animal or eliminate important examples of
the major periods of California history or
prehistory?
b) Does the project have impacts that are
individually limited, but cumulatively
considerable? (“Cumulatively considerable”
means that the incremental effects of a project
are considerable when viewed in connection
with the effects of past projects, the effects of
other current projects, and the effects of
probable future projects)?
c) Does the project have environmental effects,
which will cause substantial adverse effects on
human beings, either directly or indirectly?
Discussion
a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below selfsustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory?
Less than Significant Impact with Mitigation: This initial study/mitigated negative declaration found the project could have significant impacts on biological resources, hydrology and water quality, historical, and Tribal cultural resources. However, implementation of the identified mitigation measures for each respective section would ensure that impacts are less than significant with mitigation incorporation.
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 b) Does the project have impacts that are individually limited, but cumulatively considerable? (“Cumulatively considerable” means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)?
Less than Significant Impact: CEQA Guidelines Section 15064(h) states that a Lead Agency shall consider whether the cumulative impact of a project is significant and whether the effects of the project are cumulatively considerable. The assessment of the significance of the cumulative effects of a project must, therefore, be conducted in connection with the effects of past projects, other current projects, and probable future projects. Due to the nature of the project and consistency with environmental policies, incremental contributions to impacts are considered less than cumulatively considerable. The proposed project would not contribute substantially to adverse cumulative conditions, or create any substantial indirect impacts (i.e., increase in population could lead to an increased need for housing, increase in traffic, air pollutants, etc). Impacts would be less than significant.
c) Does the project have environmental effects, which will cause substantial adverse effects on human beings, either directly or indirectly?
Less Than Significant Impact: The analyses of environmental issues contained in this Initial Study indicate that the project is not expected to have substantial impact on human beings, either directly or indirectly. Mitigation measures have been incorporated in the project design to reduce all potentially significant impacts to less than significant, which results in a less than significant impact to this checklist item.
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3.6 MITIGATION MONITORING AND REPORTING PROGRAM
As required by Public Resources Code Section 21081.6, subd. (a)(1), a Mitigation Monitoring and Reporting Program (MMRP) has been prepared for the project in order to monitor the implementation of the mitigation measures that have been adopted for the project. This Mitigation Monitoring and Reporting Program (MMRP) has been created based upon the findings of the Initial Study/Mitigated Negative Declaration (IS/MND) for the Radio Neighborhood Park Project in the City of Visalia.
The first column of the table identifies the mitigation measure. The second column names the party responsible for carrying out the required action. The third column, “Timing of Mitigation Measure” identifies the time the mitigation measure should be initiated. The fourth column, “Responsible Party for Monitoring,” names the party ensuring that the mitigation measure is implemented. The last column will be used by the City to ensure that the individual mitigation measures have been monitored.
Plan checking and verification of mitigation compliance shall be the responsibility of the City of Visalia.
Mitigation Measure
Responsible
Party for
Implementation
Implementation
Timing
Responsible
Party for
Monitoring
Verifica
tion
Mitigation Measure AG-1: Prior to the issuance of
grading or building permits, the Project proponent
shall mitigate impacts for loss of 38.42 acres of Prime Farmland and Farmland of Statewide Importance on
the Project site at a 1:1 ratio. The preserved land
obligation, as established in VMC section
18.04.070(A), shall be preserved through acquisition
of an agricultural easement in accordance with VMC
section 18.04.080, unless eligible for payment of an
in-lieu fee in accordance with VMC section
18.04.090.
Project Applicant Prior to the Start
of Construction
Contractor/Lead
Agency
Mitigation Measure TCR-1: If previously unknown
resources are encountered before or during grading
activities, construction shall stop in the immediate
vicinity of the find and a qualified historical
resources specialist shall be consulted to determine
whether the resource requires further study. The
qualified historical resources specialist shall make
recommendations to the City on the measures that
shall be implemented to protect the discovered
resources, including but not limited to excavation of
the finds and evaluation of the finds in accordance
with Section 15064.5 of the CEQA Guidelines and the
City’s Historic Preservation Ordinance.
If the resources are determined to be unique
historical resources as defined under Section
15064.5 of the CEQA Guidelines, measures shall be
identified by the monitor and recommended to the
Lead Agency. Appropriate measures for significant
resources could include avoidance or capping,
incorporation of the site in green space, parks, or
open space, or data recovery excavations of the
Project Applicant Ongoing during
construction
Contractor/Lead
Agency
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Responsible
Party for
Implementation
Implementation
Timing
Responsible
Party for
Monitoring
Verifica
tion
finds. No further grading shall occur in the area of
the discovery until the Lead Agency approves the
measures to protect these resources. Any historical
artifacts recovered as a result of mitigation shall be
provided to a City‐approved institution or person
who is capable of providing long‐term preservation
to allow future scientific study.
Mitigation Measure TCR-2: In the event that human
remains are unearthed during excavation and
grading activities of any future development project,
all activity shall cease immediately. Pursuant to
Health and Safety Code (HSC) Section 7050.5, no
further disturbance shall occur until the County
Coroner has made the necessary findings as to origin
and disposition pursuant to PRC Section 5097.98(a).
If the remains are determined to be of Native
American descent, the coroner shall within 24 hours
notify the Native American Heritage Commission
(NAHC). The NAHC shall then contact the most likely
descendent of the deceased Native American, who
shall then serve as the consultant on how to proceed
with the remains. Pursuant to PRC Section
5097.98(b), upon the discovery of Native American
remains, the landowner shall ensure that the
immediate vicinity, according to generally accepted
cultural or archaeological standards or practices,
where the Native American human remains are
located is not damaged or disturbed by further
development activity until the landowner has
discussed and conferred with the most likely
descendants regarding their recommendations, if
applicable, taking into account the possibility of
multiple human remains. The landowner shall
discuss and confer with the descendants all
reasonable options regarding the descendants'
preferences for treatment.
Project Applicant Ongoing during
construction
Contractor/Lead
Agency
Mitigation Measure TCR-3: Prior to any ground
disturbance, the proponent shall retain Santa Rosa
Rancheria Cultural Staff to provide a preconstruction Cultural Sensitivity Training to construction staff regarding the discovery of cultural
resources and the potential for discovery during
ground disturbing activities, which will include
information on potential cultural material finds and,
on the procedures, to be enacted if resources are
found. Tribal participation would be dependent
upon the availability and interest of the Tribe.
Project Applicant
Prior to the Start
of Construction
and Ongoing
During
Construction
Contractor/Lead
Agency
Mitigation Measure HYD-1: Prior to the issuance of
any construction/grading permit and/or the
commencement of any clearing, grading, or
excavation, the Applicant shall submit a Notice of
Intent (NOI) for discharge from the Project site to the Project Applicant Prior to the Start
of Construction
Contractor/Lead
Agency
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Responsible
Party for
Implementation
Implementation
Timing
Responsible
Party for
Monitoring
Verifica
tion
California SWRCB Storm Water Permit Unit.
• Prior to issuance of grading permits for Phase 1 the
Applicant shall submit a copy of the
NOI to the City.
• The City shall review noticing documentation prior
to approval of the grading permit. City
monitoring staff will inspect the site during
construction for compliance.
Mitigation Measure HYD-2: The Applicant shall
require the building contractor to prepare and
submit a Storm Water Pollution Prevention Plan
(SWPPP) to the City 45 days prior to the start of
work for approval. The contractor is responsible for
understanding the State General Permit and
instituting the SWPPP during construction. A SWPPP
for site construction shall be developed prior
to the initiation of grading and implemented for all
construction activity on the Project site in
excess of one (1) acre, or where the area of
disturbance is less than one acre but is part of the
Project’s plan of development that in total disturbs
one or more acres. The SWPPP shall identify
potential pollutant sources that may affect the
quality of discharges to storm water and shall
include specific BMPs to control the discharge of
material from the site. The following BMP
methods shall include, but would not be limited to:
• Dust control measures will be implemented to
ensure success of all onsite activities to
control fugitive dust;
• A routine monitoring plan will be implemented to
ensure success of all onsite erosion and
sedimentation control measures;
• Provisional detention basins, straw bales, erosion
control blankets, mulching, silt fencing,
sand bagging, and soil stabilizers will be used;
• Soil stockpiles and graded slopes will be covered
after two weeks of inactivity and 24
hours prior to and during extreme weather
conditions; and,
• BMPs will be strictly followed to prevent spills and
discharges of pollutants onsite,
such as material storage, trash disposal, construction
entrances, etc.
Project Applicant
45 Days Prior to
the Start of
Construction
Contractor/Lead
Agency
Mitigation Measure HYD-3: A Development
Maintenance Manual for the Project shall include
comprehensive procedures for maintenance and
operations of any stormwater facilities to ensure
long-term operation and maintenance of postconstruction stormwater controls. The maintenance manual shall require that stormwater
BMP devices be inspected, cleaned, and
Project Applicant Prior to the Start
of Construction
Contractor/Lead
Agency
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Implementation
Implementation
Timing
Responsible
Party for
Monitoring
Verifica
tion
maintained in accordance with the manufacturer’s
maintenance conditions. The manual shall
require that devices be cleaned prior to the onset of
the rainy season (i.e., mid-October) and
immediately after the end of the rainy season (i.e.,
mid-May). The manual shall also require that
all devices be checked after major storm events. The
Development Maintenance Manual shall
include the following:
• Runoff shall be directed away from trash and
loading dock areas;
• Bins shall be lined or otherwise constructed to
reduce leaking of liquid wastes;
• Trash and loading dock areas shall be screened or
walled to minimize offsite transport
of trash; and,
• Impervious berms, trench catch basin, drop inlets,
or overflow containment structures
nearby docks and trash areas shall be installed to
minimize the potential for leaks, spills
or wash down water to enter the drainage system.
Mitigation Measure CUL-1: If previously unknown
resources are encountered before or during grading
activities, construction shall stop in the immediate
vicinity of the find and a qualified historical
resources specialist shall be consulted to determine
whether the resource requires further study. The
qualified historical resources specialist shall make
recommendations to the City on the measures that
shall be implemented to protect the discovered
resources, including but not limited to excavation of
the finds and evaluation of the finds in accordance
with Section 15064.5 of the CEQA Guidelines and the
City’s Historic Preservation Ordinance.
If the resources are determined to be unique
historical resources as defined under Section
15064.5 of the CEQA Guidelines, measures shall be
identified by the monitor and recommended to the
Lead Agency. Appropriate measures for significant
resources could include avoidance or capping,
incorporation of the site in green space, parks, or
open space, or data recovery excavations of the
finds. No further grading shall occur in the area of
the discovery until the Lead Agency approves the
measures to protect these resources. Any historical
artifacts recovered as a result of mitigation shall be
provided to a City‐approved institution or person
who is capable of providing long‐term preservation
to allow future scientific study.
Project Applicant Ongoing during
construction
Contractor/Lead
Agency
Mitigation Measure CUL-2: In the event that human
remains are unearthed during excavation and Project Applicant Ongoing during construction Contractor/Lead
Agency
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Responsible
Party for
Implementation
Implementation
Timing
Responsible
Party for
Monitoring
Verifica
tion
grading activities of any future development project,
all activity shall cease immediately. Pursuant to
Health and Safety Code (HSC) Section 7050.5, no
further disturbance shall occur until the County
Coroner has made the necessary findings as to origin
and disposition pursuant to PRC Section 5097.98(a).
If the remains are determined to be of Native
American descent, the coroner shall within 24 hours
notify the Native American Heritage Commission
(NAHC). The NAHC shall then contact the most likely
descendent of the deceased Native American, who
shall then serve as the consultant on how to proceed
with the remains. Pursuant to PRC Section
5097.98(b), upon the discovery of Native American
remains, the landowner shall ensure that the
immediate vicinity, according to generally accepted
cultural or archaeological standards or practices,
where the Native American human remains are
located is not damaged or disturbed by further
development activity until the landowner has
discussed and conferred with the most likely
descendants regarding their recommendations, if
applicable, taking into account the possibility of
multiple human remains. The landowner shall
discuss and confer with the descendants all
reasonable options regarding the descendants'
preferences for treatment
Mitigation Measure CUL-3: Prior to any ground
disturbance, the proponent shall retain Santa Rosa
Rancheria Cultural Staff to provide a preconstruction Cultural Sensitivity Training to construction staff regarding the discovery of cultural
resources and the potential for discovery during
ground disturbing activities, which will include
information on potential cultural material finds and,
on the procedures, to be enacted if resources are
found. Tribal participation would be dependent
upon the availability and interest of the Tribe.
Project Applicant
Prior to the Start
of Construction
and Ongoing
During
Construction
Contractor/Lead
Agency
Mitigation Measure AQ-1: If any restaurants in the CN portion of the project will utilize under-fired charbroilers, measures will be utilized to reduce
Particulate Matter to a less than significant level, as technologically feasible. These can include
Mechanical Filtration Systems, Electrostatic
Precipitators, or Wet-Scrubbers.
Project Applicant
Prior to the start
of construction
and ongoing
during
operational use.
Contractor/Lead
Agency
Mitigation Measure BIO-1a: Construction Timing. If
feasible, project construction will occur entirely
outside the Swainson’s hawk nesting season,
typically defined as March 1- September 15.
Project Applicant Prior to the Start
of Construction
Contractor/Lead
Agency
Mitigation Measure BIO-1b: Preconstruction
Surveys. If construction activities must occur Project Applicant Prior to the Start of Construction Contractor/Lead
Agency
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Responsible
Party for
Implementation
Implementation
Timing
Responsible
Party for
Monitoring
Verifica
tion
between March 1 and September 15, then within 10
days prior to the start of work, a qualified biologist
will conduct preconstruction surveys from publicly
accessible roads for Swainson’s hawk nests within ½
mile of the work area(s) in question.
Mitigation Measure BIO-1c: Avoidance. Should any
active nests be identified, the biologist will establish a suitable disturbance-free buffer around the nest,
to be maintained until the biologist has determined
that the young have fledged.
Project Applicant Ongoing during
construction
Contractor/Lead
Agency
Mitigation Measure BIO-2a: Avoidance. In order to
avoid impacts to nesting migratory birds and raptors,
construction will occur, where possible, outside the
nesting season, or between September 1 and
January 31.
Project Applicant Prior to the Start
of Construction
Contractor/Lead
Agency
Mitigation Measure BIO-2b: Preconstruction
Surveys. If construction must occur during the
nesting season (February 1-August 31), a qualified
biologist will conduct preconstruction surveys for
active migratory bird and raptor nests within 10 days
of the onset of these activities. Nest surveys will
include all areas on and within 500 feet of the project site, where accessible. Inaccessible areas will be
surveyed using binoculars or a spotting scope. If no
active nests are found within the survey area, no
further mitigation is required.
Project Applicant Prior to the Start
of Construction
Contractor/Lead
Agency
Mitigation Measure BIO-2c: Establish Buffers. Should
any active nests be discovered in or near proposed
work areas, the biologist will determine appropriate
construction setback distances based on applicable
CDFW guidelines and/or the biology of the affected
species. Construction-free buffers will be identified
on the ground with flagging, fencing, or by other
easily visible means, and will be maintained until the
biologist has determined that the young have
fledged.
Project Applicant Ongoing during
construction
Contractor/Lead
Agency
Mitigation Measure BIO-2d: Nest Monitoring.
Should construction need to occur within the
construction free buffers, then prior to initiation of
these activities a qualified biologist will conduct a
survey to establish a behavioral baseline of the
affected nest(s). When construction begins within
the buffer, the qualified biologist will continuously
monitor nests to detect behavioral changes resulting
from the project. If behavioral changes occur, the
work causing that change will cease. If there are no
behavioral changes after one week of monitoring,
then monitoring may be reduced as determined by
the biologist.
Project Applicant Prior to the Start
of Construction
Contractor/Lead
Agency
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Responsible
Party for
Implementation
Implementation
Timing
Responsible
Party for
Monitoring
Verifica
tion
Mitigation Measure BIO-3a: Pre-construction
Surveys. Preconstruction surveys for the San Joaquin
kit fox shall be conducted on and within 200 feet of
the project site, no less than 14 days and no more
than 30 days prior to the start of ground disturbance
activities on the site. The primary objective is to
identify kit fox habitat features (e.g., potential dens and refugia) on and adjacent to the site and evaluate
their use by kit foxes.
Project Applicant
14-30 days prior
to the Start of
Construction
Contractor/Lead
Agency
Mitigation Measure BIO-3b: Avoidance. Should
active kit fox dens be detected during
preconstruction surveys, the Sacramento Field
Office of the USFWS and the Fresno Field Office of
CDFW will be notified. A disturbance-free buffer will
be established around the burrows in consultation
with the USFWS and CDFW, to be maintained until
an agency-approved biologist has determined that
the burrows have been abandoned.
Project Applicant Prior to the Start
of Construction
Contractor/Lead
Agency
Mitigation Measure BIO-3c: Minimization.
Construction activities shall be carried out in a
manner that minimizes disturbance to kit foxes in
accordance with the USFWS Standardized
Recommendations. The applicant shall implement
all minimization measures presented in the
Construction and On-going Operational
Requirements section of the Standardized
Recommendations, including, but not limited to:
restriction of project- related vehicle traffic to
established roads, construction areas, and other
designated areas; inspection and covering of
structures (e.g. pipes), as well as installation of
escape structures, to prevent the inadvertent
entrapment of kit foxes; restriction of rodenticide
and herbicide use; and proper disposal of food items
and trash.
Project Applicant Ongoing during
construction
Contractor/Lead
Agency
Mitigation Measure BIO-3d: Mortality Reporting.
The Sacramento Field Office of the USFWS and the
Fresno Field Office of CDFW will be notified in writing within three working days in case of the accidental
death or injury of a San Joaquin kit fox during
project-related activities. Notification must include
the date, time, location of the incident or of the
finding of a dead or injured animal, and any other
pertinent information.
Project Applicant Ongoing during
construction
Contractor/Lead
Agency
Mitigation Measure BIO-4: Pre-construction Surveys.
Preconstruction surveys for the California tiger
salamander shall be conducted on and within 200
feet of the project site, no less than 14 days and no
more than 30 days prior to the start of ground
disturbance activities on the site.
Project Applicant
14-30 days Prior
to the Start of
Construction
Contractor/Lead
Agency
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Responsible
Party for
Implementation
Implementation
Timing
Responsible
Party for
Monitoring
Verifica
tion
If special status animal species are not identified
during pre-construction surveys, no further action is
required.
If special status animal species are detected during
pre-construction surveys, the Sacramento Field
Office of the USFWS and the Fresno Field Office of
CDFW shall be contacted immediately to identify the
appropriate avoidance and minimization actions to
be taken as applicable for the species identified and
to determine permitting needs.
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3.7 Supporting Information and Sources
1. AB 3098 List
2. EMFAC2014
3. Tulare County General Plan
4. City of Visalia General Plan
5. City of Visalia General Plan MEIR
6. City of Visalia Greenhouse Gas Reduction Plan
7. City of Visalia Zoning Ordinance
8. Engineering Standards, City of Visalia
9. SJVAPCD Regulations and Guidelines
10. FEMA Flood Maps
11. California Air Resources Board’s (CARB’s) Air Quality and Land Use Handbook
12. 2019 California Environmental Quality Act CEQA Guidelines
13. California Building Code
14. California Stormwater Pollution Prevention Program (SWPPP)
15. “Construction Noise Handbook.” U.S. Department of Transportation/Federal Highway Administration.
16. Government Code Section 65962.5
17. California Environmental Protection Agency (CEPA) San Joaquin Valley Air Pollution Control District Mitigation Measures (http://www.valleyair.org/transportation/Mitigation-Measures.pdf
18. Southern California Edison 2019 Power Content Label
19. Transit Noise and Vibration Impact Assessment, Federal Transit Administration, September 2018.
20. 2020 U.S. Census
21. California Department of Transportation Scenic Roadways
22. EPA, Intergovernmental Panel on Climate Change
23. 2020 Cal Water Urban Water Management Plan (UWMP) – Visalia District
24. State of California Governor’s Office of Planning and Research 673
Section 4
List of Preparers
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315 E Acequia Ave
Visalia, CA 93291
SECTION 4
List of Preparers
Project Title: Belissa Residential Community
List of Preparers
4-Creeks Inc.
• David Duda, AICP, GISP
• Steve Macias, Civil Engineer
• Molly Baumeister, AICP
Persons and Agencies Consulted
The following individuals and agencies contributed to this Initial Study/Mitigated Negative Declaration:
City of Visalia
• Brandon Smith, Planning Division
• Paul Bernal, Community Development Director
• Adrian Rubalcaba, Associate Engineer
Taylored Archaeology
• Consuelo Y. Sauls
Ruettgers and Schuler Civil Engineers
• Ian J. Parks, RCE
SOAR Environmental Consulting
675
Appendix A
CalEEMod Report
676
Part 1
Projected Emissions from CalEEMod
677
Belissa Residential Community
Tulare County, Annual
Project Characteristics -
Land Use - Lot Acerage Already Established
Demolition -
Land Use Change -
Sequestration -
Mobile Land Use Mitigation -
Area Mitigation -
Fleet Mix - District Accepted Fleet Mix for Residential Projects
1.1 Land Usage
Land Uses Size Metric Lot Acreage Floor Surface Area Population City Park 1.97 Acre 1.97 85,813.20 0
Apartments Low Rise 168.00 Dwelling Unit 7.15 168,000.00 480 Single Family Housing 160.00 Dwelling Unit 26.54 288,000.00 458 Single Family Housing 150.00 Dwelling Unit 14.87 270,000.00 429 Strip Mall 65.00 1000sqft 7.88 65,000.00 0
1.2 Other Project Characteristics
Urbanization
Climate Zone
Urban
7 Wind Speed (m/s) 2.2 Precipitation Freq (Days) 51
1.3 User Entered Comments & Non-Default Data
1.0 Project Characteristics
Utility Company Southern California Edison
Operational Year 2028
CO2 Intensity
(lb/MWhr)
390.98 CH4 Intensity 0.033
(lb/MWhr)
N2O Intensity 0.004
(lb/MWhr)
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EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 678
2.0 Emissions Summary
2.1 Overall Construction
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year tons/yr MT/yr
2022 0.0877 0.8405 0.6846 1.3100e0038.8100e0030.0404 0.0493 1.8200e0030.0376 0.0394 0.0000 114.9155 114.9155 0.0312 3.0000e004115.7851 2023 0.3869 3.4786 3.3184 7.6500e0031.0589 0.1447 1.2036 0.4460 0.1340 0.5800 0.0000 681.4717 681.4717 0.1540 0.0151 689.8183 2024 0.3251 2.2911 3.1991 8.0400e0030.3674 0.0847 0.4521 0.0992 0.0797 0.1789 0.0000 730.3476 730.3476 0.0801 0.0358 743.0014 2025 0.3006 2.1441 3.1005 7.8900e0030.3660 0.0731 0.4391 0.0988 0.0688 0.1676 0.0000 718.5778 718.5778 0.0786 0.0345 730.8324 2026 0.2923 2.1333 3.0402 7.7700e0030.3660 0.0730 0.4390 0.0988 0.0687 0.1675 0.0000 709.3109 709.3109 0.0779 0.0335 721.2470 2027 0.2602 1.9701 2.8260 6.9600e0030.3123 0.0701 0.3824 0.0843 0.0658 0.1501 0.0000 635.0459 635.0459 0.0785 0.0276 645.2368 2028 7.2943 0.1965 0.3694 6.5000e0040.0194 9.3300e0030.0288 5.1600e0038.7400e0030.0139 0.0000 58.4541 58.4541 0.0122 3.5000e00458.8628 Maximum 7.2943 3.4786 3.3184 8.0400e0031.0589 0.1447 1.2036 0.4460 0.1340 0.5800 0.0000 730.3476 730.3476 0.1540 0.0358 743.0014 Unmitigated Construction
Table Name Column Name Default Value New Value
tblLandUse LotAcreage 10.50 7.15
tblLandUse LotAcreage 48.70 14.87
tblLandUse LotAcreage 51.95 26.54
tblLandUse LotAcreage 1.49 7.88
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2.1 Overall Construction
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year tons/yr MT/yr
2022 0.0877 0.8405 0.6846 1.3100e0038.8100e0030.0404 0.0493 1.8200e0030.0376 0.0394 0.0000 114.9153 114.9153 0.0312 3.0000e004115.7849 2023 0.3869 3.4786 3.3184 7.6500e0031.0589 0.1447 1.2036 0.4460 0.1340 0.5800 0.0000 681.4711 681.4711 0.1540 0.0151 689.8177 2024 0.3251 2.2911 3.1991 8.0400e0030.3674 0.0847 0.4521 0.0992 0.0797 0.1789 0.0000 730.3473 730.3473 0.0801 0.0358 743.0010 2025 0.3006 2.1441 3.1005 7.8900e0030.3660 0.0731 0.4391 0.0988 0.0688 0.1676 0.0000 718.5774 718.5774 0.0786 0.0345 730.8320 2026 0.2923 2.1333 3.0402 7.7700e0030.3660 0.0730 0.4390 0.0988 0.0687 0.1675 0.0000 709.3105 709.3105 0.0779 0.0335 721.2467 2027 0.2602 1.9701 2.8259 6.9600e0030.3123 0.0701 0.3824 0.0843 0.0658 0.1501 0.0000 635.0456 635.0456 0.0785 0.0276 645.2364 2028 7.2943 0.1965 0.3694 6.5000e0040.0194 9.3300e0030.0288 5.1600e0038.7400e0030.0139 0.0000 58.4540 58.4540 0.0122 3.5000e00458.8628 Maximum 7.2943 3.4786 3.3184 8.0400e0031.0589 0.1447 1.2036 0.4460 0.1340 0.5800 0.0000 730.3473 730.3473 0.1540 0.0358 743.0010 Mitigated Construction
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e
Percent
Reduction
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Quarter Start Date End Date Maximum Unmitigated ROG + NOX (tons/quarter) Maximum Mitigated ROG + NOX (tons/quarter) 1 10-3-2022 1-2-2023 0.9353 0.9353
2 1-3-2023 4-2-2023 1.0469 1.0469
3 4-3-2023 7-2-2023 1.2339 1.2339
4 7-3-2023 10-2-2023 0.8934 0.8934
CalEEMod Version: CalEEMod.2020.4.0 Page 3 of 46 Date: 4/14/2022 10:04 AM Belissa Residential Community - Tulare County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 680
5 10-3-2023 1-2-2024 0.7008 0.7008
6 1-3-2024 4-2-2024 0.6542 0.6542
7 4-3-2024 7-2-2024 0.6479 0.6479
8 7-3-2024 10-2-2024 0.6551 0.6551
9 10-3-2024 1-2-2025 0.6606 0.6606
10 1-3-2025 4-2-2025 0.6069 0.6069
11 4-3-2025 7-2-2025 0.6074 0.6074
12 7-3-2025 10-2-2025 0.6142 0.6142
13 10-3-2025 1-2-2026 0.6204 0.6204
14 1-3-2026 4-2-2026 0.6020 0.6020
15 4-3-2026 7-2-2026 0.6024 0.6024
16 7-3-2026 10-2-2026 0.6092 0.6092
17 10-3-2026 1-2-2027 0.6154 0.6154
18 1-3-2027 4-2-2027 0.5975 0.5975
19 4-3-2027 7-2-2027 0.5979 0.5979
20 7-3-2027 10-2-2027 0.6046 0.6046
21 10-3-2027 1-2-2028 0.4238 0.4238
22 1-3-2028 4-2-2028 3.2295 3.2295
23 4-3-2028 7-2-2028 4.2550 4.2550
Highest 4.2550 4.2550
CalEEMod Version: CalEEMod.2020.4.0 Page 4 of 46 Date: 4/14/2022 10:04 AM Belissa Residential Community - Tulare County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 681
2.2 Overall Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Area 5.7912 0.6073 20.3233 0.0564 2.7599 2.7599 2.7599 2.7599 363.7238 347.1662 710.8900 1.7124 6.2600e003755.5658 Energy 0.0563 0.4822 0.2127 3.0700e0030.0389 0.0389 0.0389 0.0389 0.0000 1,229.933 1 1,229.933
1 0.0675 0.0171 1,236.714
8 Mobile 2.5886 3.7962 22.7224 0.0523 5.8442 0.0432 5.8874 1.5632 0.0406 1.6038 0.0000 5,039.120 4 5,039.120
4 0.2633 0.2620 5,123.772
7 Waste 0.0000 0.0000 0.0000 0.0000 94.3949 0.0000 94.3949 5.5786 0.0000 233.8593 Water 0.0000 0.0000 0.0000 0.0000 11.4079 49.9819 61.3898 1.1759 0.0282 99.1848 Total 8.4361 4.8856 43.2583 0.1118 5.8442 2.8420 8.6862 1.5632 2.8393 4.4025 469.5266 6,666.201 6 7,135.728
1 8.7977 0.3135 7,449.097
3 Unmitigated Operational
CalEEMod Version: CalEEMod.2020.4.0 Page 5 of 46 Date: 4/14/2022 10:04 AM Belissa Residential Community - Tulare County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 682
2.2 Overall Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Area 3.9577 0.3356 3.6719 2.0700e0030.0435 0.0435 0.0435 0.0435 0.0000 347.1662 347.1662 0.0121 6.2600e003349.3336 Energy 0.0563 0.4822 0.2127 3.0700e0030.0389 0.0389 0.0389 0.0389 0.0000 1,229.933 1 1,229.933
1 0.0675 0.0171 1,236.714
8 Mobile 2.4932 3.5169 21.0993 0.0474 5.2744 0.0394 5.3138 1.4108 0.0370 1.4478 0.0000 4,565.172 6 4,565.172
6 0.2486 0.2425 4,643.661
3 Waste 0.0000 0.0000 0.0000 0.0000 94.3949 0.0000 94.3949 5.5786 0.0000 233.8593 Water 0.0000 0.0000 0.0000 0.0000 11.4079 49.9819 61.3898 1.1759 0.0282 99.1848 Total 6.5072 4.3347 24.9838 0.0525 5.2744 0.1218 5.3962 1.4108 0.1194 1.5302 105.8028 6,192.253 7 6,298.056
5 7.0827 0.2941 6,562.753
8 Mitigated Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e
Percent
Reduction
22.86 11.28 42.25 53.01 9.75 95.71 37.88 9.75 95.79 65.24 77.47 7.11 11.74 19.49 6.20 11.90 CalEEMod Version: CalEEMod.2020.4.0 Page 6 of 46 Date: 4/14/2022 10:04 AM Belissa Residential Community - Tulare County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 683
3.0 Construction Detail
2.3 Vegetation
CO2e
Category MT
Vegetation Land
Change
-359.6000
Total -359.6000
Vegetation
Construction Phase
Phase
Number
Phase Name Phase Type Start Date End Date Num Days
Week
Num Days Phase Description
1 Demolition Demolition 10/3/2022 1/6/2023 5 70
2 Site Preparation Site Preparation 1/7/2023 3/3/2023 5 40 3 Grading Grading 3/4/2023 8/4/2023 5 110
4 Building Construction Building Construction 8/5/2023 11/5/2027 5 1110 5 Paving Paving 11/6/2027 2/18/2028 5 75
6 Architectural Coating Architectural Coating 2/19/2028 6/2/2028 5 75 Residential Indoor: 1,470,150; Residential Outdoor: 490,050; Non-Residential Indoor: 97,500; Non-Residential Outdoor: 32,500; Striped Parking Area: 0 (Architectural Coating – sqft)
Acres of Grading (Site Preparation Phase): 60
Acres of Grading (Grading Phase): 330
Acres of Paving: 0
CalEEMod Version: CalEEMod.2020.4.0 Page 7 of 46 Date: 4/14/2022 10:04 AM Belissa Residential Community - Tulare County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 684
OffRoad Equipment
Phase Name Offroad Equipment Type Amount Usage Hours Horse Power Load Factor Demolition Concrete/Industrial Saws 1 8.00 81 0.73
Demolition Excavators 3 8.00 158 0.38
Demolition Rubber Tired Dozers 2 8.00 247 0.40
Site Preparation Rubber Tired Dozers 3 8.00 247 0.40
Site Preparation Tractors/Loaders/Backhoes 4 8.00 97 0.37 Grading Excavators 2 8.00 158 0.38
Grading Graders 1 8.00 187 0.41
Grading Rubber Tired Dozers 1 8.00 247 0.40
Grading Scrapers 2 8.00 367 0.48
Grading Tractors/Loaders/Backhoes 2 8.00 97 0.37
Building Construction Cranes 1 7.00 231 0.29
Building Construction Forklifts 3 8.00 89 0.20
Building Construction Generator Sets 1 8.00 84 0.74
Building Construction Tractors/Loaders/Backhoes 3 7.00 97 0.37 Building Construction Welders 1 8.00 46 0.45
Paving Pavers 2 8.00 130 0.42
Paving Paving Equipment 2 8.00 132 0.36
Paving Rollers 2 8.00 80 0.38
Architectural Coating Air Compressors 1 6.00 78 0.48
Trips and VMT
Phase Name Offroad Equipment
Count
Worker Trip
Number
Vendor Trip
Number
Hauling Trip
Number
Worker Trip
Length
Vendor Trip
Length
Hauling Trip
Length
Worker Vehicle
Class
Vendor
Vehicle Class
Hauling
Vehicle Class
Demolition 6 15.00 0.00 45.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT Site Preparation 7 18.00 0.00 0.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT Grading 8 20.00 0.00 0.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT CalEEMod Version: CalEEMod.2020.4.0 Page 8 of 46 Date: 4/14/2022 10:04 AM Belissa Residential Community - Tulare County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 685
3.2 Demolition - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 4.5700e0030.0000 4.5700e0036.9000e0040.0000 6.9000e0040.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0858 0.8359 0.6693 1.2600e0030.0404 0.0404 0.0376 0.0376 0.0000 110.4682 110.4682 0.0310 0.0000 111.2440 Total 0.0858 0.8359 0.6693 1.2600e0034.5700e0030.0404 0.0450 6.9000e0040.0376 0.0382 0.0000 110.4682 110.4682 0.0310 0.0000 111.2440 Unmitigated Construction On-Site
3.1 Mitigation Measures Construction
Building Construction 9 289.00 76.00 0.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT Paving 6 15.00 0.00 0.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT Architectural Coating 1 58.00 0.00 0.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT CalEEMod Version: CalEEMod.2020.4.0 Page 9 of 46 Date: 4/14/2022 10:04 AM Belissa Residential Community - Tulare County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 686
3.2 Demolition - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 8.0000e0053.2500e0036.1000e0041.0000e0053.6000e0043.0000e0053.9000e0041.0000e0043.0000e0051.3000e0040.0000 1.2397 1.2397 1.0000e0051.9000e0041.2980 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 1.8700e0031.3700e0030.0147 3.0000e0053.8800e0032.0000e0053.9000e0031.0300e0032.0000e0051.0500e0030.0000 3.2076 3.2076 1.2000e0041.1000e0043.2431 Total 1.9500e0034.6200e0030.0153 4.0000e0054.2400e0035.0000e0054.2900e0031.1300e0035.0000e0051.1800e0030.0000 4.4472 4.4472 1.3000e0043.0000e0044.5411 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 4.5700e0030.0000 4.5700e0036.9000e0040.0000 6.9000e0040.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0858 0.8359 0.6693 1.2600e0030.0404 0.0404 0.0376 0.0376 0.0000 110.4681 110.4681 0.0310 0.0000 111.2438 Total 0.0858 0.8359 0.6693 1.2600e0034.5700e0030.0404 0.0450 6.9000e0040.0376 0.0382 0.0000 110.4681 110.4681 0.0310 0.0000 111.2438 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 10 of 46 Date: 4/14/2022 10:04 AM Belissa Residential Community - Tulare County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 687
3.2 Demolition - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 8.0000e0053.2500e0036.1000e0041.0000e0053.6000e0043.0000e0053.9000e0041.0000e0043.0000e0051.3000e0040.0000 1.2397 1.2397 1.0000e0051.9000e0041.2980 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 1.8700e0031.3700e0030.0147 3.0000e0053.8800e0032.0000e0053.9000e0031.0300e0032.0000e0051.0500e0030.0000 3.2076 3.2076 1.2000e0041.1000e0043.2431 Total 1.9500e0034.6200e0030.0153 4.0000e0054.2400e0035.0000e0054.2900e0031.1300e0035.0000e0051.1800e0030.0000 4.4472 4.4472 1.3000e0043.0000e0044.5411 Mitigated Construction Off-Site
3.2 Demolition - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 3.5000e0040.0000 3.5000e0045.0000e0050.0000 5.0000e0050.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 5.6700e0030.0537 0.0491 1.0000e0042.4900e0032.4900e0032.3200e0032.3200e0030.0000 8.4980 8.4980 2.3800e0030.0000 8.5575 Total 5.6700e0030.0537 0.0491 1.0000e0043.5000e0042.4900e0032.8400e0035.0000e0052.3200e0032.3700e0030.0000 8.4980 8.4980 2.3800e0030.0000 8.5575 Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 11 of 46 Date: 4/14/2022 10:04 AM Belissa Residential Community - Tulare County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 688
3.2 Demolition - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 2.0000e0044.0000e0050.0000 3.0000e0050.0000 3.0000e0051.0000e0050.0000 1.0000e0050.0000 0.0914 0.0914 0.0000 1.0000e0050.0957 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 1.3000e0049.0000e0051.0200e0030.0000 3.0000e0040.0000 3.0000e0048.0000e0050.0000 8.0000e0050.0000 0.2402 0.2402 1.0000e0051.0000e0050.2427 Total 1.3000e0042.9000e0041.0600e0030.0000 3.3000e0040.0000 3.3000e0049.0000e0050.0000 9.0000e0050.0000 0.3317 0.3317 1.0000e0052.0000e0050.3384 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 3.5000e0040.0000 3.5000e0045.0000e0050.0000 5.0000e0050.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 5.6700e0030.0537 0.0491 1.0000e0042.4900e0032.4900e0032.3200e0032.3200e0030.0000 8.4980 8.4980 2.3800e0030.0000 8.5575 Total 5.6700e0030.0537 0.0491 1.0000e0043.5000e0042.4900e0032.8400e0035.0000e0052.3200e0032.3700e0030.0000 8.4980 8.4980 2.3800e0030.0000 8.5575 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 12 of 46 Date: 4/14/2022 10:04 AM Belissa Residential Community - Tulare County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 689
3.2 Demolition - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 2.0000e0044.0000e0050.0000 3.0000e0050.0000 3.0000e0051.0000e0050.0000 1.0000e0050.0000 0.0914 0.0914 0.0000 1.0000e0050.0957 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 1.3000e0049.0000e0051.0200e0030.0000 3.0000e0040.0000 3.0000e0048.0000e0050.0000 8.0000e0050.0000 0.2402 0.2402 1.0000e0051.0000e0050.2427 Total 1.3000e0042.9000e0041.0600e0030.0000 3.3000e0040.0000 3.3000e0049.0000e0050.0000 9.0000e0050.0000 0.3317 0.3317 1.0000e0052.0000e0050.3384 Mitigated Construction Off-Site
3.3 Site Preparation - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 0.3931 0.0000 0.3931 0.2021 0.0000 0.2021 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0532 0.5505 0.3649 7.6000e0040.0253 0.0253 0.0233 0.0233 0.0000 66.9014 66.9014 0.0216 0.0000 67.4423 Total 0.0532 0.5505 0.3649 7.6000e0040.3931 0.0253 0.4185 0.2021 0.0233 0.2253 0.0000 66.9014 66.9014 0.0216 0.0000 67.4423 Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 13 of 46 Date: 4/14/2022 10:04 AM Belissa Residential Community - Tulare County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 690
3.3 Site Preparation - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 1.2600e0038.8000e0049.8200e0032.0000e0052.8700e0031.0000e0052.8800e0037.6000e0041.0000e0057.8000e0040.0000 2.3060 2.3060 8.0000e0057.0000e0052.3299 Total 1.2600e0038.8000e0049.8200e0032.0000e0052.8700e0031.0000e0052.8800e0037.6000e0041.0000e0057.8000e0040.0000 2.3060 2.3060 8.0000e0057.0000e0052.3299 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 0.3931 0.0000 0.3931 0.2021 0.0000 0.2021 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0532 0.5505 0.3649 7.6000e0040.0253 0.0253 0.0233 0.0233 0.0000 66.9013 66.9013 0.0216 0.0000 67.4422 Total 0.0532 0.5505 0.3649 7.6000e0040.3931 0.0253 0.4185 0.2021 0.0233 0.2253 0.0000 66.9013 66.9013 0.0216 0.0000 67.4422 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 14 of 46 Date: 4/14/2022 10:04 AM Belissa Residential Community - Tulare County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 691
3.3 Site Preparation - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 1.2600e0038.8000e0049.8200e0032.0000e0052.8700e0031.0000e0052.8800e0037.6000e0041.0000e0057.8000e0040.0000 2.3060 2.3060 8.0000e0057.0000e0052.3299 Total 1.2600e0038.8000e0049.8200e0032.0000e0052.8700e0031.0000e0052.8800e0037.6000e0041.0000e0057.8000e0040.0000 2.3060 2.3060 8.0000e0057.0000e0052.3299 Mitigated Construction Off-Site
3.4 Grading - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 0.5062 0.0000 0.5062 0.2010 0.0000 0.2010 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.1827 1.8984 1.5428 3.4100e0030.0784 0.0784 0.0721 0.0721 0.0000 299.9437 299.9437 0.0970 0.0000 302.3688 Total 0.1827 1.8984 1.5428 3.4100e0030.5062 0.0784 0.5846 0.2010 0.0721 0.2730 0.0000 299.9437 299.9437 0.0970 0.0000 302.3688 Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 15 of 46 Date: 4/14/2022 10:04 AM Belissa Residential Community - Tulare County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 692
3.4 Grading - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 3.8400e0032.7000e0030.0300 8.0000e0058.7600e0035.0000e0058.8100e0032.3300e0034.0000e0052.3700e0030.0000 7.0461 7.0461 2.4000e0042.3000e0047.1192 Total 3.8400e0032.7000e0030.0300 8.0000e0058.7600e0035.0000e0058.8100e0032.3300e0034.0000e0052.3700e0030.0000 7.0461 7.0461 2.4000e0042.3000e0047.1192 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 0.5062 0.0000 0.5062 0.2010 0.0000 0.2010 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.1827 1.8984 1.5428 3.4100e0030.0784 0.0784 0.0721 0.0721 0.0000 299.9433 299.9433 0.0970 0.0000 302.3685 Total 0.1827 1.8984 1.5428 3.4100e0030.5062 0.0784 0.5846 0.2010 0.0721 0.2730 0.0000 299.9433 299.9433 0.0970 0.0000 302.3685 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 16 of 46 Date: 4/14/2022 10:04 AM Belissa Residential Community - Tulare County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 693
3.4 Grading - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 3.8400e0032.7000e0030.0300 8.0000e0058.7600e0035.0000e0058.8100e0032.3300e0034.0000e0052.3700e0030.0000 7.0461 7.0461 2.4000e0042.3000e0047.1192 Total 3.8400e0032.7000e0030.0300 8.0000e0058.7600e0035.0000e0058.8100e0032.3300e0034.0000e0052.3700e0030.0000 7.0461 7.0461 2.4000e0042.3000e0047.1192 Mitigated Construction Off-Site
3.5 Building Construction - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.0826 0.7552 0.8528 1.4100e0030.0367 0.0367 0.0346 0.0346 0.0000 121.6975 121.6975 0.0290 0.0000 122.4212 Total 0.0826 0.7552 0.8528 1.4100e0030.0367 0.0367 0.0346 0.0346 0.0000 121.6975 121.6975 0.0290 0.0000 122.4212 Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 17 of 46 Date: 4/14/2022 10:04 AM Belissa Residential Community - Tulare County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 694
3.5 Building Construction - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 4.5100e0030.1797 0.0542 8.1000e0040.0264 1.1500e0030.0275 7.6200e0031.1000e0038.7200e0030.0000 77.5587 77.5587 3.6000e0040.0117 81.0438 Worker 0.0530 0.0372 0.4137 1.0500e0030.1209 6.3000e0040.1215 0.0321 5.8000e0040.0327 0.0000 97.1886 97.1886 3.3000e0033.1100e00398.1970 Total 0.0575 0.2170 0.4679 1.8600e0030.1472 1.7800e0030.1490 0.0398 1.6800e0030.0414 0.0000 174.7473 174.7473 3.6600e0030.0148 179.2408 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.0826 0.7552 0.8528 1.4100e0030.0367 0.0367 0.0346 0.0346 0.0000 121.6974 121.6974 0.0290 0.0000 122.4211 Total 0.0826 0.7552 0.8528 1.4100e0030.0367 0.0367 0.0346 0.0346 0.0000 121.6974 121.6974 0.0290 0.0000 122.4211 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 18 of 46 Date: 4/14/2022 10:04 AM Belissa Residential Community - Tulare County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 695
3.5 Building Construction - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 4.5100e0030.1797 0.0542 8.1000e0040.0264 1.1500e0030.0275 7.6200e0031.1000e0038.7200e0030.0000 77.5587 77.5587 3.6000e0040.0117 81.0438 Worker 0.0530 0.0372 0.4137 1.0500e0030.1209 6.3000e0040.1215 0.0321 5.8000e0040.0327 0.0000 97.1886 97.1886 3.3000e0033.1100e00398.1970 Total 0.0575 0.2170 0.4679 1.8600e0030.1472 1.7800e0030.1490 0.0398 1.6800e0030.0414 0.0000 174.7473 174.7473 3.6600e0030.0148 179.2408 Mitigated Construction Off-Site
3.5 Building Construction - 2024
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1928 1.7611 2.1179 3.5300e0030.0803 0.0803 0.0756 0.0756 0.0000 303.7223 303.7223 0.0718 0.0000 305.5179 Total 0.1928 1.7611 2.1179 3.5300e0030.0803 0.0803 0.0756 0.0756 0.0000 303.7223 303.7223 0.0718 0.0000 305.5179 Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 19 of 46 Date: 4/14/2022 10:04 AM Belissa Residential Community - Tulare County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 696
3.5 Building Construction - 2024
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0109 0.4485 0.1321 1.9900e0030.0658 2.8800e0030.0687 0.0190 2.7600e0030.0218 0.0000 190.5429 190.5429 8.6000e0040.0286 199.0946 Worker 0.1214 0.0816 0.9491 2.5200e0030.3016 1.4800e0030.3030 0.0802 1.3600e0030.0815 0.0000 236.0824 236.0824 7.3700e0037.1200e003238.3889 Total 0.1323 0.5300 1.0812 4.5100e0030.3674 4.3600e0030.3718 0.0992 4.1200e0030.1033 0.0000 426.6253 426.6253 8.2300e0030.0358 437.4835 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1928 1.7611 2.1179 3.5300e0030.0803 0.0803 0.0756 0.0756 0.0000 303.7220 303.7220 0.0718 0.0000 305.5175 Total 0.1928 1.7611 2.1179 3.5300e0030.0803 0.0803 0.0756 0.0756 0.0000 303.7220 303.7220 0.0718 0.0000 305.5175 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 20 of 46 Date: 4/14/2022 10:04 AM Belissa Residential Community - Tulare County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 697
3.5 Building Construction - 2024
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0109 0.4485 0.1321 1.9900e0030.0658 2.8800e0030.0687 0.0190 2.7600e0030.0218 0.0000 190.5429 190.5429 8.6000e0040.0286 199.0946 Worker 0.1214 0.0816 0.9491 2.5200e0030.3016 1.4800e0030.3030 0.0802 1.3600e0030.0815 0.0000 236.0824 236.0824 7.3700e0037.1200e003238.3889 Total 0.1323 0.5300 1.0812 4.5100e0030.3674 4.3600e0030.3718 0.0992 4.1200e0030.1033 0.0000 426.6253 426.6253 8.2300e0030.0358 437.4835 Mitigated Construction Off-Site
3.5 Building Construction - 2025
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1785 1.6273 2.0991 3.5200e0030.0689 0.0689 0.0648 0.0648 0.0000 302.6549 302.6549 0.0711 0.0000 304.4335 Total 0.1785 1.6273 2.0991 3.5200e0030.0689 0.0689 0.0648 0.0648 0.0000 302.6549 302.6549 0.0711 0.0000 304.4335 Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 21 of 46 Date: 4/14/2022 10:04 AM Belissa Residential Community - Tulare County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 698
3.5 Building Construction - 2025
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0106 0.4449 0.1292 1.9400e0030.0656 2.8700e0030.0685 0.0190 2.7500e0030.0217 0.0000 186.4616 186.4616 8.3000e0040.0280 194.8177 Worker 0.1116 0.0719 0.8722 2.4300e0030.3004 1.4000e0030.3018 0.0799 1.2900e0030.0812 0.0000 229.4613 229.4613 6.6000e0036.5600e003231.5812 Total 0.1222 0.5168 1.0015 4.3700e0030.3660 4.2700e0030.3703 0.0988 4.0400e0030.1029 0.0000 415.9229 415.9229 7.4300e0030.0345 426.3989 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1784 1.6273 2.0991 3.5200e0030.0689 0.0689 0.0648 0.0648 0.0000 302.6545 302.6545 0.0711 0.0000 304.4331 Total 0.1784 1.6273 2.0991 3.5200e0030.0689 0.0689 0.0648 0.0648 0.0000 302.6545 302.6545 0.0711 0.0000 304.4331 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 22 of 46 Date: 4/14/2022 10:04 AM Belissa Residential Community - Tulare County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 699
3.5 Building Construction - 2025
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0106 0.4449 0.1292 1.9400e0030.0656 2.8700e0030.0685 0.0190 2.7500e0030.0217 0.0000 186.4616 186.4616 8.3000e0040.0280 194.8177 Worker 0.1116 0.0719 0.8722 2.4300e0030.3004 1.4000e0030.3018 0.0799 1.2900e0030.0812 0.0000 229.4613 229.4613 6.6000e0036.5600e003231.5812 Total 0.1222 0.5168 1.0015 4.3700e0030.3660 4.2700e0030.3703 0.0988 4.0400e0030.1029 0.0000 415.9229 415.9229 7.4300e0030.0345 426.3989 Mitigated Construction Off-Site
3.5 Building Construction - 2026
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1785 1.6273 2.0991 3.5200e0030.0689 0.0689 0.0648 0.0648 0.0000 302.6549 302.6549 0.0711 0.0000 304.4335 Total 0.1785 1.6273 2.0991 3.5200e0030.0689 0.0689 0.0648 0.0648 0.0000 302.6549 302.6549 0.0711 0.0000 304.4335 Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 23 of 46 Date: 4/14/2022 10:04 AM Belissa Residential Community - Tulare County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 700
3.5 Building Construction - 2026
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0104 0.4419 0.1271 1.9100e0030.0656 2.8600e0030.0684 0.0190 2.7300e0030.0217 0.0000 183.0243 183.0243 8.0000e0040.0274 191.2135 Worker 0.1034 0.0640 0.8140 2.3500e0030.3004 1.3200e0030.3017 0.0799 1.2100e0030.0811 0.0000 223.6317 223.6317 5.9500e0036.1100e003225.6000 Total 0.1138 0.5060 0.9412 4.2600e0030.3660 4.1800e0030.3702 0.0988 3.9400e0030.1028 0.0000 406.6560 406.6560 6.7500e0030.0335 416.8135 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1784 1.6273 2.0991 3.5200e0030.0689 0.0689 0.0648 0.0648 0.0000 302.6545 302.6545 0.0711 0.0000 304.4331 Total 0.1784 1.6273 2.0991 3.5200e0030.0689 0.0689 0.0648 0.0648 0.0000 302.6545 302.6545 0.0711 0.0000 304.4331 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 24 of 46 Date: 4/14/2022 10:04 AM Belissa Residential Community - Tulare County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 701
3.5 Building Construction - 2026
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0104 0.4419 0.1271 1.9100e0030.0656 2.8600e0030.0684 0.0190 2.7300e0030.0217 0.0000 183.0243 183.0243 8.0000e0040.0274 191.2135 Worker 0.1034 0.0640 0.8140 2.3500e0030.3004 1.3200e0030.3017 0.0799 1.2100e0030.0811 0.0000 223.6317 223.6317 5.9500e0036.1100e003225.6000 Total 0.1138 0.5060 0.9412 4.2600e0030.3660 4.1800e0030.3702 0.0988 3.9400e0030.1028 0.0000 406.6560 406.6560 6.7500e0030.0335 416.8135 Mitigated Construction Off-Site
3.5 Building Construction - 2027
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1511 1.3779 1.7774 2.9800e0030.0583 0.0583 0.0548 0.0548 0.0000 256.2710 256.2710 0.0602 0.0000 257.7770 Total 0.1511 1.3779 1.7774 2.9800e0030.0583 0.0583 0.0548 0.0548 0.0000 256.2710 256.2710 0.0602 0.0000 257.7770 Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 25 of 46 Date: 4/14/2022 10:04 AM Belissa Residential Community - Tulare County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 702
3.5 Building Construction - 2027
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 8.6300e0030.3713 0.1062 1.5800e0030.0555 2.4000e0030.0579 0.0161 2.3000e0030.0184 0.0000 151.8497 151.8497 6.6000e0040.0227 158.6349 Worker 0.0814 0.0488 0.6448 1.9300e0030.2544 1.0500e0030.2554 0.0676 9.7000e0040.0686 0.0000 185.1474 185.1474 4.5700e0034.8600e003186.7086 Total 0.0900 0.4201 0.7510 3.5100e0030.3099 3.4500e0030.3134 0.0837 3.2700e0030.0869 0.0000 336.9971 336.9971 5.2300e0030.0276 345.3435 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1511 1.3779 1.7774 2.9800e0030.0583 0.0583 0.0548 0.0548 0.0000 256.2707 256.2707 0.0602 0.0000 257.7767 Total 0.1511 1.3779 1.7774 2.9800e0030.0583 0.0583 0.0548 0.0548 0.0000 256.2707 256.2707 0.0602 0.0000 257.7767 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 26 of 46 Date: 4/14/2022 10:04 AM Belissa Residential Community - Tulare County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 703
3.5 Building Construction - 2027
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 8.6300e0030.3713 0.1062 1.5800e0030.0555 2.4000e0030.0579 0.0161 2.3000e0030.0184 0.0000 151.8497 151.8497 6.6000e0040.0227 158.6349 Worker 0.0814 0.0488 0.6448 1.9300e0030.2544 1.0500e0030.2554 0.0676 9.7000e0040.0686 0.0000 185.1474 185.1474 4.5700e0034.8600e003186.7086 Total 0.0900 0.4201 0.7510 3.5100e0030.3099 3.4500e0030.3134 0.0837 3.2700e0030.0869 0.0000 336.9971 336.9971 5.2300e0030.0276 345.3435 Mitigated Construction Off-Site
3.6 Paving - 2027
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.0183 0.1716 0.2916 4.6000e0048.3700e0038.3700e0037.7000e0037.7000e0030.0000 40.0385 40.0385 0.0130 0.0000 40.3622 Paving 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 0.0183 0.1716 0.2916 4.6000e0048.3700e0038.3700e0037.7000e0037.7000e0030.0000 40.0385 40.0385 0.0130 0.0000 40.3622 Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 27 of 46 Date: 4/14/2022 10:04 AM Belissa Residential Community - Tulare County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 704
3.6 Paving - 2027
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 7.6000e0044.6000e0046.0600e0032.0000e0052.3900e0031.0000e0052.4000e0036.4000e0041.0000e0056.4000e0040.0000 1.7393 1.7393 4.0000e0055.0000e0051.7540 Total 7.6000e0044.6000e0046.0600e0032.0000e0052.3900e0031.0000e0052.4000e0036.4000e0041.0000e0056.4000e0040.0000 1.7393 1.7393 4.0000e0055.0000e0051.7540 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.0183 0.1716 0.2916 4.6000e0048.3700e0038.3700e0037.7000e0037.7000e0030.0000 40.0385 40.0385 0.0130 0.0000 40.3622 Paving 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 0.0183 0.1716 0.2916 4.6000e0048.3700e0038.3700e0037.7000e0037.7000e0030.0000 40.0385 40.0385 0.0130 0.0000 40.3622 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 28 of 46 Date: 4/14/2022 10:04 AM Belissa Residential Community - Tulare County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 705
3.6 Paving - 2027
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 7.6000e0044.6000e0046.0600e0032.0000e0052.3900e0031.0000e0052.4000e0036.4000e0041.0000e0056.4000e0040.0000 1.7393 1.7393 4.0000e0055.0000e0051.7540 Total 7.6000e0044.6000e0046.0600e0032.0000e0052.3900e0031.0000e0052.4000e0036.4000e0041.0000e0056.4000e0040.0000 1.7393 1.7393 4.0000e0055.0000e0051.7540 Mitigated Construction Off-Site
3.6 Paving - 2028
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.0160 0.1502 0.2551 4.0000e0047.3200e0037.3200e0036.7400e0036.7400e0030.0000 35.0337 35.0337 0.0113 0.0000 35.3170 Paving 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 0.0160 0.1502 0.2551 4.0000e0047.3200e0037.3200e0036.7400e0036.7400e0030.0000 35.0337 35.0337 0.0113 0.0000 35.3170 Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 29 of 46 Date: 4/14/2022 10:04 AM Belissa Residential Community - Tulare County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 706
3.6 Paving - 2028
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 6.2000e0043.6000e0045.0000e0032.0000e0052.0900e0031.0000e0052.1000e0035.6000e0041.0000e0055.6000e0040.0000 1.4911 1.4911 3.0000e0054.0000e0051.5032 Total 6.2000e0043.6000e0045.0000e0032.0000e0052.0900e0031.0000e0052.1000e0035.6000e0041.0000e0055.6000e0040.0000 1.4911 1.4911 3.0000e0054.0000e0051.5032 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.0160 0.1502 0.2551 4.0000e0047.3200e0037.3200e0036.7400e0036.7400e0030.0000 35.0337 35.0337 0.0113 0.0000 35.3169 Paving 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 0.0160 0.1502 0.2551 4.0000e0047.3200e0037.3200e0036.7400e0036.7400e0030.0000 35.0337 35.0337 0.0113 0.0000 35.3169 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 30 of 46 Date: 4/14/2022 10:04 AM Belissa Residential Community - Tulare County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 707
3.6 Paving - 2028
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 6.2000e0043.6000e0045.0000e0032.0000e0052.0900e0031.0000e0052.1000e0035.6000e0041.0000e0055.6000e0040.0000 1.4911 1.4911 3.0000e0054.0000e0051.5032 Total 6.2000e0043.6000e0045.0000e0032.0000e0052.0900e0031.0000e0052.1000e0035.6000e0041.0000e0055.6000e0040.0000 1.4911 1.4911 3.0000e0054.0000e0051.5032 Mitigated Construction Off-Site
3.7 Architectural Coating - 2028
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Archit. Coating 7.2661 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 6.4100e0030.0430 0.0678 1.1000e0041.9300e0031.9300e0031.9300e0031.9300e0030.0000 9.5747 9.5747 5.2000e0040.0000 9.5878 Total 7.2725 0.0430 0.0678 1.1000e0041.9300e0031.9300e0031.9300e0031.9300e0030.0000 9.5747 9.5747 5.2000e0040.0000 9.5878 Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 31 of 46 Date: 4/14/2022 10:04 AM Belissa Residential Community - Tulare County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 708
3.7 Architectural Coating - 2028
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 5.1700e0033.0100e0030.0414 1.3000e0040.0173 7.0000e0050.0174 4.6100e0036.0000e0054.6700e0030.0000 12.3546 12.3546 2.8000e0043.1000e00412.4549 Total 5.1700e0033.0100e0030.0414 1.3000e0040.0173 7.0000e0050.0174 4.6100e0036.0000e0054.6700e0030.0000 12.3546 12.3546 2.8000e0043.1000e00412.4549 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Archit. Coating 7.2661 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 6.4100e0030.0430 0.0678 1.1000e0041.9300e0031.9300e0031.9300e0031.9300e0030.0000 9.5747 9.5747 5.2000e0040.0000 9.5878 Total 7.2725 0.0430 0.0678 1.1000e0041.9300e0031.9300e0031.9300e0031.9300e0030.0000 9.5747 9.5747 5.2000e0040.0000 9.5878 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 32 of 46 Date: 4/14/2022 10:04 AM Belissa Residential Community - Tulare County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 709
3.7 Architectural Coating - 2028
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 5.1700e0033.0100e0030.0414 1.3000e0040.0173 7.0000e0050.0174 4.6100e0036.0000e0054.6700e0030.0000 12.3546 12.3546 2.8000e0043.1000e00412.4549 Total 5.1700e0033.0100e0030.0414 1.3000e0040.0173 7.0000e0050.0174 4.6100e0036.0000e0054.6700e0030.0000 12.3546 12.3546 2.8000e0043.1000e00412.4549 Mitigated Construction Off-Site
4.0 Operational Detail - Mobile
4.1 Mitigation Measures Mobile
Increase Density
Increase Diversity
Improve Walkability Design
Improve Destination Accessibility
Increase Transit Accessibility
Improve Pedestrian Network
Provide Traffic Calming Measures
CalEEMod Version: CalEEMod.2020.4.0 Page 33 of 46 Date: 4/14/2022 10:04 AM Belissa Residential Community - Tulare County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 710
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Mitigated 2.4932 3.5169 21.0993 0.0474 5.2744 0.0394 5.3138 1.4108 0.0370 1.4478 0.0000 4,565.172 6 4,565.172
6 0.2486 0.2425 4,643.661
3 Unmitigated 2.5886 3.7962 22.7224 0.0523 5.8442 0.0432 5.8874 1.5632 0.0406 1.6038 0.0000 5,039.120 4 5,039.120
4 0.2633 0.2620 5,123.772
7 4.2 Trip Summary Information
4.3 Trip Type Information
Average Daily Trip Rate Unmitigated Mitigated
Land Use Weekday Saturday Sunday Annual VMT Annual VMT
Apartments Low Rise 1,229.76 1,367.52 1055.04 3,451,484 3,114,964 City Park 1.54 3.86 4.31 4,837 4,365
Single Family Housing 1,510.40 1,526.40 1368.00 4,206,518 3,796,382 Single Family Housing 1,416.00 1,431.00 1282.50 3,943,610 3,559,108 Strip Mall 2,880.80 2,732.60 1327.95 4,062,288 3,666,215 Total 7,038.50 7,061.38 5,037.80 15,668,736 14,141,034
Miles Trip % Trip Purpose %
Land Use H-W or C-W H-S or C-C H-O or C-NW H-W or C-W H-S or C-C H-O or C-NW Primary Diverted Pass-by Apartments Low Rise 10.80 7.30 7.50 38.40 22.60 39.00 86 11 3 City Park 9.50 7.30 7.30 33.00 48.00 19.00 66 28 6
Single Family Housing 10.80 7.30 7.50 38.40 22.60 39.00 86 11 3 Single Family Housing 10.80 7.30 7.50 38.40 22.60 39.00 86 11 3 Strip Mall 9.50 7.30 7.30 16.60 64.40 19.00 45 40 15
4.4 Fleet Mix
CalEEMod Version: CalEEMod.2020.4.0 Page 34 of 46 Date: 4/14/2022 10:04 AM Belissa Residential Community - Tulare County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 711
Land Use LDA LDT1 LDT2 MDV LHD1 LHD2 MHD HHD OBUS UBUS MCY SBUS MH Apartments Low Rise 0.538342 0.051819 0.168795 0.151588 0.026524 0.007013 0.012251 0.015932 0.000625 0.000467 0.022272 0.001337 0.003033 City Park 0.538342 0.051819 0.168795 0.151588 0.026524 0.007013 0.012251 0.015932 0.000625 0.000467 0.022272 0.001337 0.003033 Single Family Housing 0.538342 0.051819 0.168795 0.151588 0.026524 0.007013 0.012251 0.015932 0.000625 0.000467 0.022272 0.001337 0.003033 Strip Mall 0.538342 0.051819 0.168795 0.151588 0.026524 0.007013 0.012251 0.015932 0.000625 0.000467 0.022272 0.001337 0.003033
5.0 Energy Detail
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Electricity
Mitigated
0.0000 0.0000 0.0000 0.0000 0.0000 672.7079 672.7079 0.0568 6.8800e003676.1782 Electricity
Unmitigated
0.0000 0.0000 0.0000 0.0000 0.0000 672.7079 672.7079 0.0568 6.8800e003676.1782 NaturalGas
Mitigated
0.0563 0.4822 0.2127 3.0700e0030.0389 0.0389 0.0389 0.0389 0.0000 557.2252 557.2252 0.0107 0.0102 560.5366 NaturalGas
Unmitigated
0.0563 0.4822 0.2127 3.0700e0030.0389 0.0389 0.0389 0.0389 0.0000 557.2252 557.2252 0.0107 0.0102 560.5366
5.1 Mitigation Measures Energy
Historical Energy Use: N
CalEEMod Version: CalEEMod.2020.4.0 Page 35 of 46 Date: 4/14/2022 10:04 AM Belissa Residential Community - Tulare County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 712
5.2 Energy by Land Use - NaturalGas
NaturalGa
s Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Land Use kBTU/yr tons/yr MT/yr
Apartments Low
Rise
2.70822e
+006
0.0146 0.1248 0.0531 8.0000e0040.0101 0.0101 0.0101 0.0101 0.0000 144.5210 144.5210 2.7700e0032.6500e003145.3798 City Park 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Single Family
Housing
3.56445e
+006
0.0192 0.1642 0.0699 1.0500e0030.0133 0.0133 0.0133 0.0133 0.0000 190.2128 190.2128 3.6500e0033.4900e003191.3431 Single Family
Housing
3.80208e
+006
0.0205 0.1752 0.0746 1.1200e0030.0142 0.0142 0.0142 0.0142 0.0000 202.8936 202.8936 3.8900e0033.7200e003204.0993 Strip Mall 367250 1.9800e0030.0180 0.0151 1.1000e0041.3700e0031.3700e0031.3700e0031.3700e0030.0000 19.5979 19.5979 3.8000e0043.6000e00419.7143 Total 0.0563 0.4822 0.2127 3.0800e0030.0389 0.0389 0.0389 0.0389 0.0000 557.2253 557.2253 0.0107 0.0102 560.5366 Unmitigated
CalEEMod Version: CalEEMod.2020.4.0 Page 36 of 46 Date: 4/14/2022 10:04 AM Belissa Residential Community - Tulare County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 713
5.2 Energy by Land Use - NaturalGas
NaturalGa
s Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Land Use kBTU/yr tons/yr MT/yr
Apartments Low
Rise
2.70822e
+006
0.0146 0.1248 0.0531 8.0000e0040.0101 0.0101 0.0101 0.0101 0.0000 144.5210 144.5210 2.7700e0032.6500e003145.3798 City Park 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Single Family
Housing
3.56445e
+006
0.0192 0.1642 0.0699 1.0500e0030.0133 0.0133 0.0133 0.0133 0.0000 190.2128 190.2128 3.6500e0033.4900e003191.3431 Single Family
Housing
3.80208e
+006
0.0205 0.1752 0.0746 1.1200e0030.0142 0.0142 0.0142 0.0142 0.0000 202.8936 202.8936 3.8900e0033.7200e003204.0993 Strip Mall 367250 1.9800e0030.0180 0.0151 1.1000e0041.3700e0031.3700e0031.3700e0031.3700e0030.0000 19.5979 19.5979 3.8000e0043.6000e00419.7143 Total 0.0563 0.4822 0.2127 3.0800e0030.0389 0.0389 0.0389 0.0389 0.0000 557.2253 557.2253 0.0107 0.0102 560.5366 Mitigated
CalEEMod Version: CalEEMod.2020.4.0 Page 37 of 46 Date: 4/14/2022 10:04 AM Belissa Residential Community - Tulare County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 714
5.3 Energy by Land Use - Electricity
Electricity
Use
Total CO2 CH4 N2O CO2e
Land Use kWh/yr MT/yr
Apartments Low
Rise
692530 122.8170 0.0104 1.2600e003123.4506
City Park 0 0.0000 0.0000 0.0000 0.0000
Single Family
Housing
1.19084e
+006
211.1906 0.0178 2.1600e003212.2801
Single Family
Housing
1.27023e
+006
225.2700 0.0190 2.3000e003226.4321
Strip Mall 639600 113.4302 9.5700e0031.1600e003114.0154 Total 672.7079 0.0568 6.8800e003676.1782
Unmitigated
CalEEMod Version: CalEEMod.2020.4.0 Page 38 of 46 Date: 4/14/2022 10:04 AM Belissa Residential Community - Tulare County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 715
Use only Natural Gas Hearths
6.1 Mitigation Measures Area
6.0 Area Detail
5.3 Energy by Land Use - Electricity
Electricity
Use
Total CO2 CH4 N2O CO2e
Land Use kWh/yr MT/yr
Apartments Low
Rise
692530 122.8170 0.0104 1.2600e003123.4506
City Park 0 0.0000 0.0000 0.0000 0.0000
Single Family
Housing
1.19084e
+006
211.1906 0.0178 2.1600e003212.2801
Single Family
Housing
1.27023e
+006
225.2700 0.0190 2.3000e003226.4321
Strip Mall 639600 113.4302 9.5700e0031.1600e003114.0154 Total 672.7079 0.0568 6.8800e003676.1782
Mitigated
CalEEMod Version: CalEEMod.2020.4.0 Page 39 of 46 Date: 4/14/2022 10:04 AM Belissa Residential Community - Tulare County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 716
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Mitigated 3.9577 0.3356 3.6719 2.0700e0030.0435 0.0435 0.0435 0.0435 0.0000 347.1662 347.1662 0.0121 6.2600e003349.3336 Unmitigated 5.7912 0.6073 20.3233 0.0564 2.7599 2.7599 2.7599 2.7599 363.7238 347.1662 710.8900 1.7124 6.2600e003755.5658
6.2 Area by SubCategory
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
SubCategory tons/yr MT/yr
Architectural
Coating
0.7266 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Consumer
Products
3.0901 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hearth 1.8681 0.5664 16.7768 0.0562 2.7402 2.7402 2.7402 2.7402 363.7238 341.3674 705.0912 1.7069 6.2600e003749.6282 Landscaping 0.1065 0.0409 3.5465 1.9000e0040.0197 0.0197 0.0197 0.0197 0.0000 5.7988 5.7988 5.5500e0030.0000 5.9376 Total 5.7912 0.6073 20.3233 0.0564 2.7599 2.7599 2.7599 2.7599 363.7238 347.1662 710.8900 1.7124 6.2600e003755.5658 Unmitigated
CalEEMod Version: CalEEMod.2020.4.0 Page 40 of 46 Date: 4/14/2022 10:04 AM Belissa Residential Community - Tulare County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 717
7.1 Mitigation Measures Water
7.0 Water Detail
6.2 Area by SubCategory
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
SubCategory tons/yr MT/yr
Architectural
Coating
0.7266 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Consumer
Products
3.0901 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hearth 0.0345 0.2948 0.1254 1.8800e0030.0238 0.0238 0.0238 0.0238 0.0000 341.3674 341.3674 6.5400e0036.2600e003343.3960 Landscaping 0.1065 0.0409 3.5465 1.9000e0040.0197 0.0197 0.0197 0.0197 0.0000 5.7988 5.7988 5.5500e0030.0000 5.9376 Total 3.9577 0.3356 3.6719 2.0700e0030.0435 0.0435 0.0435 0.0435 0.0000 347.1662 347.1662 0.0121 6.2600e003349.3336 Mitigated
CalEEMod Version: CalEEMod.2020.4.0 Page 41 of 46 Date: 4/14/2022 10:04 AM Belissa Residential Community - Tulare County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 718
Total CO2 CH4 N2O CO2e
Category MT/yr
Mitigated 61.3898 1.1759 0.0282 99.1848
Unmitigated 61.3898 1.1759 0.0282 99.1848
7.2 Water by Land Use
Indoor/Out
door Use
Total CO2 CH4 N2O CO2e
Land Use Mgal MT/yr
Apartments Low
Rise
10.9459 /
6.90066
18.2598 0.3579 8.5700e00329.7625
City Park 0 /
2.34722
1.4569 1.2000e0041.0000e0051.4645
Single Family
Housing
20.1977 /
12.7334
33.6936 0.6605 0.0158 54.9190
Strip Mall 4.81471 /
2.95095
7.9795 0.1574 3.7700e00313.0389
Total 61.3898 1.1759 0.0282 99.1848
Unmitigated
CalEEMod Version: CalEEMod.2020.4.0 Page 42 of 46 Date: 4/14/2022 10:04 AM Belissa Residential Community - Tulare County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 719
7.2 Water by Land Use
Indoor/Out
door Use
Total CO2 CH4 N2O CO2e
Land Use Mgal MT/yr
Apartments Low
Rise
10.9459 /
6.90066
18.2598 0.3579 8.5700e00329.7625
City Park 0 /
2.34722
1.4569 1.2000e0041.0000e0051.4645
Single Family
Housing
20.1977 /
12.7334
33.6936 0.6605 0.0158 54.9190
Strip Mall 4.81471 /
2.95095
7.9795 0.1574 3.7700e00313.0389
Total 61.3898 1.1759 0.0282 99.1848
Mitigated
8.1 Mitigation Measures Waste
8.0 Waste Detail
CalEEMod Version: CalEEMod.2020.4.0 Page 43 of 46 Date: 4/14/2022 10:04 AM Belissa Residential Community - Tulare County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 720
Total CO2 CH4 N2O CO2e
MT/yr
Mitigated 94.3949 5.5786 0.0000 233.8593
Unmitigated 94.3949 5.5786 0.0000 233.8593
Category/Year
8.2 Waste by Land Use
Waste
Disposed
Total CO2 CH4 N2O CO2e
Land Use tons MT/yr
Apartments Low
Rise
77.28 15.6871 0.9271 0.0000 38.8642
City Park 0.17 0.0345 2.0400e0030.0000 0.0855
Single Family
Housing
319.32 64.8191 3.8307 0.0000 160.5865
Strip Mall 68.25 13.8541 0.8188 0.0000 34.3230
Total 94.3949 5.5786 0.0000 233.8593
Unmitigated
CalEEMod Version: CalEEMod.2020.4.0 Page 44 of 46 Date: 4/14/2022 10:04 AM Belissa Residential Community - Tulare County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 721
8.2 Waste by Land Use
Waste
Disposed
Total CO2 CH4 N2O CO2e
Land Use tons MT/yr
Apartments Low
Rise
77.28 15.6871 0.9271 0.0000 38.8642
City Park 0.17 0.0345 2.0400e0030.0000 0.0855
Single Family
Housing
319.32 64.8191 3.8307 0.0000 160.5865
Strip Mall 68.25 13.8541 0.8188 0.0000 34.3230
Total 94.3949 5.5786 0.0000 233.8593
Mitigated
9.0 Operational Offroad
Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type
10.0 Stationary Equipment
Fire Pumps and Emergency Generators
Equipment Type Number Hours/Day Hours/Year Horse Power Load Factor Fuel Type Boilers
Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating Fuel Type User Defined Equipment
CalEEMod Version: CalEEMod.2020.4.0 Page 45 of 46 Date: 4/14/2022 10:04 AM Belissa Residential Community - Tulare County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 722
11.0 Vegetation
Total CO2 CH4 N2O CO2e
Category MT
Unmitigated -359.6000 0.0000 0.0000 -359.6000
11.1 Vegetation Land Change
Initial/Fina
l
Total CO2 CH4 N2O CO2e
Acres MT
Cropland 58 / 0 -359.6000 0.0000 0.0000 -359.6000
Total -359.6000 0.0000 0.0000 -359.6000
Vegetation Type
Equipment Type Number
CalEEMod Version: CalEEMod.2020.4.0 Page 46 of 46 Date: 4/14/2022 10:04 AM Belissa Residential Community - Tulare County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 723
Part 2
2005 BAU from CalEEMod
724
Belissa Residential Community, 2005 BAU
Tulare County, Annual
Project Characteristics -
Land Use - Lot Acerage Already Established
Off-road Equipment -
Trips and VMT -
On-road Fugitive Dust -
Demolition -
Grading -
Architectural Coating -
1.1 Land Usage
Land Uses Size Metric Lot Acreage Floor Surface Area Population City Park 1.97 Acre 1.97 85,813.20 0
Apartments Low Rise 168.00 Dwelling Unit 7.15 168,000.00 480 Single Family Housing 160.00 Dwelling Unit 26.54 288,000.00 458 Single Family Housing 150.00 Dwelling Unit 14.87 270,000.00 429 Strip Mall 65.00 1000sqft 7.88 65,000.00 0
1.2 Other Project Characteristics
Urbanization
Climate Zone
Urban
7 Wind Speed (m/s) 2.2 Precipitation Freq (Days) 51
1.3 User Entered Comments & Non-Default Data
1.0 Project Characteristics
Utility Company Southern California Edison
Operational Year 2010
CO2 Intensity
(lb/MWhr)
390.98 CH4 Intensity 0.033
(lb/MWhr)
N2O Intensity 0.004
(lb/MWhr)
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 47 Date: 4/14/2022 10:07 AM Belissa Residential Community, 2005 BAU - Tulare County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied 725
Vehicle Trips -
Vehicle Emission Factors -
Vehicle Emission Factors -
Vehicle Emission Factors -
Woodstoves -
Energy Use -
Solid Waste -
Land Use Change -
Sequestration -
Construction Off-road Equipment Mitigation -
Mobile Land Use Mitigation -
Area Mitigation -
Fleet Mix - District Accepted Fleet Mix for Residential Projects
2.0 Emissions Summary
Table Name Column Name Default Value New Value
tblLandUse LotAcreage 10.50 7.15
tblLandUse LotAcreage 48.70 14.87
tblLandUse LotAcreage 51.95 26.54
tblLandUse LotAcreage 1.49 7.88
CalEEMod Version: CalEEMod.2020.4.0 Page 2 of 47 Date: 4/14/2022 10:07 AM Belissa Residential Community, 2005 BAU - Tulare County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied 726
2.1 Overall Construction
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year tons/yr MT/yr
2005 0.2850 2.1889 0.9242 0.0146 8.8100e0030.1221 0.1309 1.8200e0030.1220 0.1239 0.0000 134.9729 134.9729 0.0232 7.8000e004135.7855 2006 1.6732 10.8795 7.6120 0.0741 1.0589 0.6130 1.6719 0.4460 0.6109 1.0569 0.0000 833.5007 833.5007 0.1319 0.0333 846.7130 2007 1.9300 8.9904 10.4873 0.0652 0.3660 0.5695 0.9354 0.0988 0.5642 0.6631 0.0000 920.2821 920.2821 0.1464 0.0785 947.3381 2008 1.9374 9.0248 10.5274 0.0654 0.3674 0.5717 0.9390 0.0992 0.5664 0.6656 0.0000 923.8081 923.8081 0.1470 0.0788 950.9678 2009 1.9300 8.9904 10.4873 0.0652 0.3660 0.5695 0.9354 0.0988 0.5642 0.6631 0.0000 920.2821 920.2821 0.1464 0.0785 947.3381 2010 1.1806 6.8204 7.1563 8.5200e0030.3123 0.4038 0.7160 0.0843 0.3813 0.4656 0.0000 795.9148 795.9148 0.1289 0.0544 815.3345 2011 7.3646 0.6857 0.6244 7.4000e0040.0194 0.0415 0.0609 5.1600e0030.0391 0.0442 0.0000 69.1838 69.1838 0.0154 1.7500e00370.0880 Maximum 7.3646 10.8795 10.5274 0.0741 1.0589 0.6130 1.6719 0.4460 0.6109 1.0569 0.0000 923.8081 923.8081 0.1470 0.0788 950.9678 Unmitigated Construction
CalEEMod Version: CalEEMod.2020.4.0 Page 3 of 47 Date: 4/14/2022 10:07 AM Belissa Residential Community, 2005 BAU - Tulare County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied 727
2.1 Overall Construction
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year tons/yr MT/yr
2005 0.2850 2.1889 0.9242 0.0146 8.8100e0030.1221 0.1309 1.8200e0030.1220 0.1239 0.0000 134.9728 134.9728 0.0232 7.8000e004135.7854 2006 1.6732 10.8794 7.6120 0.0741 1.0589 0.6130 1.6719 0.4460 0.6109 1.0569 0.0000 833.5000 833.5000 0.1319 0.0333 846.7123 2007 1.9300 8.9904 10.4873 0.0652 0.3660 0.5695 0.9354 0.0988 0.5642 0.6631 0.0000 920.2817 920.2817 0.1464 0.0785 947.3377 2008 1.9374 9.0248 10.5274 0.0654 0.3674 0.5716 0.9390 0.0992 0.5664 0.6656 0.0000 923.8077 923.8077 0.1470 0.0788 950.9673 2009 1.9300 8.9904 10.4873 0.0652 0.3660 0.5695 0.9354 0.0988 0.5642 0.6631 0.0000 920.2817 920.2817 0.1464 0.0785 947.3377 2010 1.1806 6.8204 7.1563 8.5200e0030.3123 0.4038 0.7160 0.0843 0.3813 0.4656 0.0000 795.9144 795.9144 0.1289 0.0544 815.3341 2011 7.3646 0.6857 0.6244 7.4000e0040.0194 0.0415 0.0609 5.1600e0030.0391 0.0442 0.0000 69.1837 69.1837 0.0154 1.7500e00370.0879 Maximum 7.3646 10.8794 10.5274 0.0741 1.0589 0.6130 1.6719 0.4460 0.6109 1.0569 0.0000 923.8077 923.8077 0.1470 0.0788 950.9673 Mitigated Construction
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e
Percent
Reduction
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Quarter Start Date End Date Maximum Unmitigated ROG + NOX (tons/quarter) Maximum Mitigated ROG + NOX (tons/quarter) 1 10-3-2005 1-2-2006 2.5027 2.5027
2 1-3-2006 4-2-2006 2.9507 2.9507
3 4-3-2006 7-2-2006 3.7643 3.7643
4 7-3-2006 10-2-2006 3.1147 3.1147
CalEEMod Version: CalEEMod.2020.4.0 Page 4 of 47 Date: 4/14/2022 10:07 AM Belissa Residential Community, 2005 BAU - Tulare County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied 728
5 10-3-2006 1-2-2007 2.7870 2.7870
6 1-3-2007 4-2-2007 2.7251 2.7251
7 4-3-2007 7-2-2007 2.6966 2.6966
8 7-3-2007 10-2-2007 2.7275 2.7275
9 10-3-2007 1-2-2008 2.7870 2.7870
10 1-3-2008 4-2-2008 2.7554 2.7554
11 4-3-2008 7-2-2008 2.6966 2.6966
12 7-3-2008 10-2-2008 2.7275 2.7275
13 10-3-2008 1-2-2009 2.7870 2.7870
14 1-3-2009 4-2-2009 2.7251 2.7251
15 4-3-2009 7-2-2009 2.6966 2.6966
16 7-3-2009 10-2-2009 2.7275 2.7275
17 10-3-2009 1-2-2010 2.7743 2.7743
18 1-3-2010 4-2-2010 2.1537 2.1537
19 4-3-2010 7-2-2010 2.1334 2.1334
20 7-3-2010 10-2-2010 2.1578 2.1578
21 10-3-2010 1-2-2011 1.5249 1.5249
22 1-3-2011 4-2-2011 3.6180 3.6180
23 4-3-2011 7-2-2011 4.4115 4.4115
Highest 4.4115 4.4115
CalEEMod Version: CalEEMod.2020.4.0 Page 5 of 47 Date: 4/14/2022 10:07 AM Belissa Residential Community, 2005 BAU - Tulare County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied 729
2.2 Overall Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Area 6.3047 0.6117 20.5546 0.0564 2.7589 2.7589 2.7589 2.7589 363.7238 347.1662 710.8900 1.7140 6.2600e003755.6036 Energy 0.0563 0.4822 0.2127 3.0700e0030.0389 0.0389 0.0389 0.0389 0.0000 1,229.933 1 1,229.933
1 0.0675 0.0171 1,236.714
8 Mobile 9.1926 19.5879 91.0386 0.0823 5.8738 0.3731 6.2469 1.5760 0.3548 1.9308 0.0000 7,611.782 4 7,611.782
4 0.9548 0.7034 7,845.254
8 Waste 0.0000 0.0000 0.0000 0.0000 94.3949 0.0000 94.3949 5.5786 0.0000 233.8593 Water 0.0000 0.0000 0.0000 0.0000 11.4079 49.9819 61.3898 1.1759 0.0282 99.1848 Total 15.5535 20.6818 111.8059 0.1418 5.8738 3.1709 9.0447 1.5760 3.1526 4.7286 469.5266 9,238.863 5 9,708.390
1 9.4907 0.7549 10,170.61
73 Unmitigated Operational
CalEEMod Version: CalEEMod.2020.4.0 Page 6 of 47 Date: 4/14/2022 10:07 AM Belissa Residential Community, 2005 BAU - Tulare County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied 730
2.2 Overall Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Area 6.3047 0.6117 20.5546 0.0564 2.7589 2.7589 2.7589 2.7589 363.7238 347.1662 710.8900 1.7140 6.2600e003755.6036 Energy 0.0563 0.4822 0.2127 3.0700e0030.0389 0.0389 0.0389 0.0389 0.0000 1,229.933 1 1,229.933
1 0.0675 0.0171 1,236.714
8 Mobile 9.1926 19.5879 91.0386 0.0823 5.8738 0.3731 6.2469 1.5760 0.3548 1.9308 0.0000 7,611.782 4 7,611.782
4 0.9548 0.7034 7,845.254
8 Waste 0.0000 0.0000 0.0000 0.0000 94.3949 0.0000 94.3949 5.5786 0.0000 233.8593 Water 0.0000 0.0000 0.0000 0.0000 11.4079 49.9819 61.3898 1.1759 0.0282 99.1848 Total 15.5535 20.6818 111.8059 0.1418 5.8738 3.1709 9.0447 1.5760 3.1526 4.7286 469.5266 9,238.863 5 9,708.390
1 9.4907 0.7549 10,170.61
73 Mitigated Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e
Percent
Reduction
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 CalEEMod Version: CalEEMod.2020.4.0 Page 7 of 47 Date: 4/14/2022 10:07 AM Belissa Residential Community, 2005 BAU - Tulare County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied 731
3.0 Construction Detail
2.3 Vegetation
CO2e
Category MT
Vegetation Land
Change
-359.6000
Total -359.6000
Vegetation
Construction Phase
Phase
Number
Phase Name Phase Type Start Date End Date Num Days
Week
Num Days Phase Description
1 Demolition Demolition 10/3/2005 1/6/2006 5 70
2 Site Preparation Site Preparation 1/7/2006 3/3/2006 5 40 3 Grading Grading 3/4/2006 8/4/2006 5 110
4 Building Construction Building Construction 8/5/2006 11/5/2010 5 1110 5 Paving Paving 11/6/2010 2/18/2011 5 75
6 Architectural Coating Architectural Coating 2/19/2011 6/3/2011 5 75 Residential Indoor: 1,470,150; Residential Outdoor: 490,050; Non-Residential Indoor: 97,500; Non-Residential Outdoor: 32,500; Striped Parking Area: 0 (Architectural Coating – sqft)
Acres of Grading (Site Preparation Phase): 60
Acres of Grading (Grading Phase): 330
Acres of Paving: 0
CalEEMod Version: CalEEMod.2020.4.0 Page 8 of 47 Date: 4/14/2022 10:07 AM Belissa Residential Community, 2005 BAU - Tulare County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied 732
OffRoad Equipment
Phase Name Offroad Equipment Type Amount Usage Hours Horse Power Load Factor Demolition Concrete/Industrial Saws 1 8.00 81 0.73
Demolition Excavators 3 8.00 158 0.38
Demolition Rubber Tired Dozers 2 8.00 247 0.40
Site Preparation Rubber Tired Dozers 3 8.00 247 0.40
Site Preparation Tractors/Loaders/Backhoes 4 8.00 97 0.37 Grading Excavators 2 8.00 158 0.38
Grading Graders 1 8.00 187 0.41
Grading Rubber Tired Dozers 1 8.00 247 0.40
Grading Scrapers 2 8.00 367 0.48
Grading Tractors/Loaders/Backhoes 2 8.00 97 0.37
Building Construction Cranes 1 7.00 231 0.29
Building Construction Forklifts 3 8.00 89 0.20
Building Construction Generator Sets 1 8.00 84 0.74
Building Construction Tractors/Loaders/Backhoes 3 7.00 97 0.37 Building Construction Welders 1 8.00 46 0.45
Paving Pavers 2 8.00 130 0.42
Paving Paving Equipment 2 8.00 132 0.36
Paving Rollers 2 8.00 80 0.38
Architectural Coating Air Compressors 1 6.00 78 0.48
Trips and VMT
Phase Name Offroad Equipment
Count
Worker Trip
Number
Vendor Trip
Number
Hauling Trip
Number
Worker Trip
Length
Vendor Trip
Length
Hauling Trip
Length
Worker Vehicle
Class
Vendor
Vehicle Class
Hauling
Vehicle Class
Demolition 6 15.00 0.00 45.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT Site Preparation 7 18.00 0.00 0.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT Grading 8 20.00 0.00 0.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT CalEEMod Version: CalEEMod.2020.4.0 Page 9 of 47 Date: 4/14/2022 10:07 AM Belissa Residential Community, 2005 BAU - Tulare County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied 733
3.2 Demolition - 2005
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 4.5700e0030.0000 4.5700e0036.9000e0040.0000 6.9000e0040.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.2749 2.1592 0.8323 0.0144 0.1213 0.1213 0.1213 0.1213 0.0000 129.0959 129.0959 0.0224 0.0000 129.6561 Total 0.2749 2.1592 0.8323 0.0144 4.5700e0030.1213 0.1259 6.9000e0040.1213 0.1220 0.0000 129.0959 129.0959 0.0224 0.0000 129.6561 Unmitigated Construction On-Site
3.1 Mitigation Measures Construction
Building Construction 9 289.00 76.00 0.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT Paving 6 15.00 0.00 0.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT Architectural Coating 1 58.00 0.00 0.00 10.80 7.30 20.00 LD_Mix HDT_Mix HHDT CalEEMod Version: CalEEMod.2020.4.0 Page 10 of 47 Date: 4/14/2022 10:07 AM Belissa Residential Community, 2005 BAU - Tulare County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied 734
3.2 Demolition - 2005
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 1.4900e0030.0187 4.8300e0031.5000e0043.6000e0046.7000e0041.0300e0031.0000e0046.4000e0047.4000e0040.0000 1.5426 1.5426 7.0000e0052.4000e0041.6161 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 8.5600e0030.0109 0.0871 5.0000e0053.8800e0031.0000e0043.9900e0031.0300e0031.0000e0041.1300e0030.0000 4.3344 4.3344 6.9000e0045.4000e0044.5132 Total 0.0101 0.0297 0.0919 2.0000e0044.2400e0037.7000e0045.0200e0031.1300e0037.4000e0041.8700e0030.0000 5.8770 5.8770 7.6000e0047.8000e0046.1294 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 4.5700e0030.0000 4.5700e0036.9000e0040.0000 6.9000e0040.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.2749 2.1592 0.8323 0.0144 0.1213 0.1213 0.1213 0.1213 0.0000 129.0958 129.0958 0.0224 0.0000 129.6560 Total 0.2749 2.1592 0.8323 0.0144 4.5700e0030.1213 0.1259 6.9000e0040.1213 0.1220 0.0000 129.0958 129.0958 0.0224 0.0000 129.6560 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 11 of 47 Date: 4/14/2022 10:07 AM Belissa Residential Community, 2005 BAU - Tulare County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied 735
3.2 Demolition - 2005
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 1.4900e0030.0187 4.8300e0031.5000e0043.6000e0046.7000e0041.0300e0031.0000e0046.4000e0047.4000e0040.0000 1.5426 1.5426 7.0000e0052.4000e0041.6161 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 8.5600e0030.0109 0.0871 5.0000e0053.8800e0031.0000e0043.9900e0031.0300e0031.0000e0041.1300e0030.0000 4.3344 4.3344 6.9000e0045.4000e0044.5132 Total 0.0101 0.0297 0.0919 2.0000e0044.2400e0037.7000e0045.0200e0031.1300e0037.4000e0041.8700e0030.0000 5.8770 5.8770 7.6000e0047.8000e0046.1294 Mitigated Construction Off-Site
3.2 Demolition - 2006
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 3.5000e0040.0000 3.5000e0045.0000e0050.0000 5.0000e0050.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0212 0.1661 0.0640 1.1100e0039.3300e0039.3300e0039.3300e0039.3300e0030.0000 9.9305 9.9305 1.7200e0030.0000 9.9736 Total 0.0212 0.1661 0.0640 1.1100e0033.5000e0049.3300e0039.6800e0035.0000e0059.3300e0039.3800e0030.0000 9.9305 9.9305 1.7200e0030.0000 9.9736 Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 12 of 47 Date: 4/14/2022 10:07 AM Belissa Residential Community, 2005 BAU - Tulare County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied 736
3.2 Demolition - 2006
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 1.1000e0041.4400e0033.7000e0041.0000e0053.0000e0055.0000e0058.0000e0051.0000e0055.0000e0056.0000e0050.0000 0.1187 0.1187 1.0000e0052.0000e0050.1243 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 6.6000e0048.4000e0046.7000e0030.0000 3.0000e0041.0000e0053.1000e0048.0000e0051.0000e0059.0000e0050.0000 0.3334 0.3334 5.0000e0054.0000e0050.3472 Total 7.7000e0042.2800e0037.0700e0031.0000e0053.3000e0046.0000e0053.9000e0049.0000e0056.0000e0051.5000e0040.0000 0.4521 0.4521 6.0000e0056.0000e0050.4715 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 3.5000e0040.0000 3.5000e0045.0000e0050.0000 5.0000e0050.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0212 0.1661 0.0640 1.1100e0039.3300e0039.3300e0039.3300e0039.3300e0030.0000 9.9304 9.9304 1.7200e0030.0000 9.9735 Total 0.0212 0.1661 0.0640 1.1100e0033.5000e0049.3300e0039.6800e0035.0000e0059.3300e0039.3800e0030.0000 9.9304 9.9304 1.7200e0030.0000 9.9735 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 13 of 47 Date: 4/14/2022 10:07 AM Belissa Residential Community, 2005 BAU - Tulare County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied 737
3.2 Demolition - 2006
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 1.1000e0041.4400e0033.7000e0041.0000e0053.0000e0055.0000e0058.0000e0051.0000e0055.0000e0056.0000e0050.0000 0.1187 0.1187 1.0000e0052.0000e0050.1243 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 6.6000e0048.4000e0046.7000e0030.0000 3.0000e0041.0000e0053.1000e0048.0000e0051.0000e0059.0000e0050.0000 0.3334 0.3334 5.0000e0054.0000e0050.3472 Total 7.7000e0042.2800e0037.0700e0031.0000e0053.3000e0046.0000e0053.9000e0049.0000e0056.0000e0051.5000e0040.0000 0.4521 0.4521 6.0000e0056.0000e0050.4715 Mitigated Construction Off-Site
3.3 Site Preparation - 2006
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 0.3931 0.0000 0.3931 0.2021 0.0000 0.2021 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.1866 1.3985 0.5263 9.0000e0030.0863 0.0863 0.0863 0.0863 0.0000 80.0092 80.0092 0.0152 0.0000 80.3895 Total 0.1866 1.3985 0.5263 9.0000e0030.3931 0.0863 0.4794 0.2021 0.0863 0.2884 0.0000 80.0092 80.0092 0.0152 0.0000 80.3895 Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 14 of 47 Date: 4/14/2022 10:07 AM Belissa Residential Community, 2005 BAU - Tulare County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied 738
3.3 Site Preparation - 2006
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 6.3200e0038.0700e0030.0643 3.0000e0052.8700e0038.0000e0052.9400e0037.6000e0047.0000e0058.3000e0040.0000 3.2008 3.2008 5.1000e0044.0000e0043.3329 Total 6.3200e0038.0700e0030.0643 3.0000e0052.8700e0038.0000e0052.9400e0037.6000e0047.0000e0058.3000e0040.0000 3.2008 3.2008 5.1000e0044.0000e0043.3329 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 0.3931 0.0000 0.3931 0.2021 0.0000 0.2021 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.1866 1.3985 0.5263 9.0000e0030.0863 0.0863 0.0863 0.0863 0.0000 80.0091 80.0091 0.0152 0.0000 80.3894 Total 0.1866 1.3985 0.5263 9.0000e0030.3931 0.0863 0.4794 0.2021 0.0863 0.2884 0.0000 80.0091 80.0091 0.0152 0.0000 80.3894 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 15 of 47 Date: 4/14/2022 10:07 AM Belissa Residential Community, 2005 BAU - Tulare County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied 739