7223 S.F.LOT J
20.00'10.00'
TELPED
R
FH
LTE
RRRTELPEDTELPEDSPIGOTTELPED
R
FH
LTE
RRRTELPEDTELPEDSPIGOTTELPED
R
FH
LTE
RRRTELPEDTELPEDSPIGOT
RIVERWAY DRIVE
DEMAREE STREET
60.00'
LINWOOD ST
60.00'
NEIGHBORHOODCOMMERCIAL
TIER 1TIER 2
42.00'
MODOC DITCHMODOC DITCH
42.00' DEDICATION TO COV FOR ROW
60'NEWTON AVEAISYLN AVE
NEWTON AVE.
EXISTING WILDHORSESUBDIVISION
ARLET AVEGILDA AVE
GILDA AVE.PRATT ST
GALLIARD ST
FONTANA ST
ERWIN AVECOBURN AVE
COBURN AVE
FULGHAM ST
HERMAN ST
DELMONT STDELMONT ST
EXISTING 15" SS
EXISTING 10" SS
COBURN AVE
EXISTING VALLEY OAK TREELOCATE WITHIN L&L LOT
MODIFIED CITY STANDARDKNUCKLE TO PROVIDE ADDITIONALBACKYARD AND FRONT YARD SPACEFOR LOTS.
84.00' 52'
MODIFIED CITY STANDARDKNUCKLE TO PROVIDE ADDITIONALBACKYARD AND FRONT YARD SPACEFOR LOTS.MODIFIED CITY STANDARDKNUCKLE TO PROVIDE ADDITIONALBACKYARD AND FRONT YARD SPACEFOR LOTS. 42' DEDICATION TO COV
84.00 WALKING PATH REQUIRED TOMAINTAIN A 15' MAINT. ACCESS PROPOSED 15" SS
CITY WORKING ON FUTURE INTERSECTION DESIGNS:TO BE WORKED OUT DURING CIVIL DRAWINGS.A ROUNDABOUT IS BEING EVALUATED42.0'42' DEDICATIONALONG COMMERCIAL FRONTAGEFOR 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 LOCALSTREET CROSSINGSOVER EXISTING DITCH CHANNELS.
TYP. SETBACK LINETYP. SETBACK LINETYP. SETBACK LINE
TYP. SETBACK LINE
TYP. SETBACK LINEDEDICATION TO COVPOCKET PARKMODOC DITCH - OUTLOT TO BE CREATED
DITCH CENTERLINETOP OF BANK
4129 S.F.1103932 S.F.1092934 S.F.1083004 S.F.1072934 S.F.1062934 S.F.1052934 S.F.1042934 S.F.1033043 S.F.1023450 S.F.1014008 S.F.963893 S.F.973900 S.F.983900 S.F.99 4158 S.F.787372 S.F.774404 S.F.764274 S.F.753813 S.F.18 3975 S.F.153900 S.F.143900 S.F.133900 S.F.123900 S.F.113900 S.F.103900 S.F.93900 S.F.83900 S.F.73900 S.F.64050 S.F.54223 S.F.LOT D4825 S.F.34825 S.F.2 4417 S.F.604108 S.F.614108 S.F.624345 S.F.634108 S.F.644108 S.F.654108 S.F.664108 S.F.674108 S.F.684108 S.F.694108 S.F.704108 S.F.714108 S.F.723900 S.F.463900 S.F.473900 S.F.483900 S.F.493900 S.F.503900 S.F.513900 S.F.523900 S.F.533900 S.F.544125 S.F.553906 S.F.564508 S.F.574125 S.F.343900 S.F.353900 S.F.363900 S.F.373900 S.F.383900 S.F.393900 S.F.403900 S.F.413900 S.F.423900 S.F.433900 S.F.223900 S.F.233900 S.F.243900 S.F.253900 S.F.263900 S.F.273900 S.F.283900 S.F.293900 S.F.304125 S.F.31 2680 S.F.2682680 S.F.2672680 S.F.2662680 S.F.2652680 S.F.2642680 S.F.2632680 S.F.2622680 S.F.2612680 S.F.2602680 S.F.2592680 S.F.2562680 S.F.2552680 S.F.2542680 S.F.2532680 S.F.2522680 S.F.2512680 S.F.2502680 S.F.2492680 S.F.2482680 S.F.247 3265 S.F.1173107 S.F.1162834 S.F.1153487 S.F.1123472 S.F.1133128 S.F.114 3169 S.F.2922680 S.F.2823200 S.F.2833673 S.F.2844973 S.F.2903352 S.F.2912680 S.F.2862680 S.F.2872680 S.F.288 3402 S.F.2733402 S.F.2723402 S.F.2713400 S.F.2763400 S.F.2773400 S.F.2782915 S.F.279 3114 S.F.3092678 S.F.3082678 S.F.3072678 S.F.3062679 S.F.3052679 S.F.3042679 S.F.3032679 S.F.3022679 S.F.3012679 S.F.3002679 S.F.2992679 S.F.2982679 S.F.2973014 S.F.2963014 S.F.295 7833 S.F.LOT N
50'38'38'68'68'16'47'68'44'45'44'44'
36'16'73'75'75'75'
76'72'44'79'60'79'44'68'68'40'19'75'75'5'52'75'75'4'24'11'24'21'75'53'75'75'52'75'75'52'75'75'52'75'75'52'75'75'52'75'75'52'75'75'52'75'75'52'75'75'52'75'75'54'75' 8'96'80'50'96'50'96'50'96'50'96'
52'91'35'18'79'52'79'52'79'52'79'52'79'55'79'55'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'75'52'75'52'75'52'75'52'75'52'75'52'75'52'75'52'75'52'75'52'75'52'75'52'75'52'75'52'75'52'75'52'75'52'75'55'75'55'75'52'76'19'33'75'52'18'86'42' 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'
40'67'13'40'80'40'46'45'35'46'5'40'40'37'40'95'13'33'5'35'67'40'40'67'40'67'67'40' 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' 47'65'26'21'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'45'67'45'67'45'67'45'67' 272'102'126'53'65'
15'52'
50'60'
FUTURE SHANNON PARKWAY ALIGNMENT2720 S.F.2212720 S.F.2202720 S.F.2192720 S.F.2182720 S.F.2172720 S.F.2162720 S.F.2152720 S.F.2142720 S.F.2132720 S.F.2122720 S.F.2092720 S.F.2082720 S.F.2072720 S.F.2062720 S.F.2052720 S.F.2042720 S.F.2032720 S.F.2022720 S.F.2012720 S.F.2002720 S.F.1982720 S.F.1972720 S.F.1962720 S.F.1952720 S.F.1942720 S.F.1932720 S.F.1922720 S.F.1912720 S.F.1902720 S.F.1872720 S.F.1862720 S.F.1852720 S.F.1842720 S.F.1832720 S.F.1822720 S.F.1812720 S.F.1802720 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 COVFOR POCKET PARKDEDICATE TO COVFOR POCKET PARK
DEDICATE TO COVFOR POCKET PARK
47' 44'68'44'68'68'68'
75'75'
75'3841 S.F.423116 S.F.LOT R1186 S.F.LOT C54'75'
63'121'
44'86'55'53'52'52'52'52'52'52'52'52'
42'56'
7.6 acMULTIFAMILY
3999 S.F.16
7.51 ac
GATE IN FENCE TO PROVIDEPEDESTRIAN ACCESS TO STREET281'
TEMPORARYEMERGENCYACCESSPROPOSEDTEMPORARYSTORMWATER BASIN 3019 S.F.2583087 S.F.25711062 S.F.LOT G3139 S.F.2223149 S.F.19910423 S.F.LOT H26'26'67'49'10'40'67'49'67'29'28'47'67'28'64'68'68'64'28'96'68'68' 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 I4492 S.F.143702 S.F.LOT E3654 S.F.1423654 S.F.1413654 S.F.1403654 S.F.1393654 S.F.1383654 S.F.1373654 S.F.1363654 S.F.1353654 S.F.1343654 S.F.1333654 S.F.1323654 S.F.1313654 S.F.1304370 S.F.1294620 S.F.1284620 S.F.1274854 S.F.1263150 S.F.1243150 S.F.1234409 S.F.1224846 S.F.1214862 S.F.1204862 S.F.119 29'30'35'18'47'75'
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'
42'110'11'31'21'42'47'44'110'11'33'42'75'42'75'42'75'21'21'9'66'82'9'21'33'114'43' 11'31'116'16'26'
11'31'116'42'
11'31'116'42'4636 S.F.130'28'77'50'96'96'
47'24'98'42'73'
6222 S.F.334527 S.F.3233'53'30'39'74'75'75'74'60'26'37'75'75' 7024 S.F.596462 S.F.5874'28'62'14'52'91'79'35'52'90'27'37' 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.203900 S.F.194721 S.F.74 3553 S.F.LOT A3692 S.F.LOT B14'46'75'52'75'26'64' 55'75' 85'75'57'50'21'50'75'68'14'50'21'41'52'58' 52'54'17'43'
3472 S.F.1183533 S.F.1113432 S.F.294516 S.F.LOT M61'31'24'74'47'67'42'22'54'47'13'74'37'73'46' 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'
61'18'45'22'107'35'44'
61'39'91'44'
3083 S.F.2802819 S.F.28545'73'25'28'53'45'40'47'28'25'67'35'46'40'67' 2827 S.F.2692819 S.F.2463451 S.F.27025'28'47'45'67'67'45'47'28'25'67'67' 25'28'61'45'28'14'5221 S.F.2743632 S.F.275 2819 S.F.2812955 S.F.293
61'28'47'81'22'45'85'40'18'28'65'45'85'25'47'28'25'67'45'67'40'26'48'45'73'29'74'42'2720 S.F.1782720 S.F.1772720 S.F.1762720 S.F.1752720 S.F.1742720 S.F.1732720 S.F.1722720 S.F.1712720 S.F.1702720 S.F.1698373 S.F.2343739 S.F.2332682 S.F.2322680 S.F.2312680 S.F.2302680 S.F.2292680 S.F.2282680 S.F.2272680 S.F.2262680 S.F.2252680 S.F.2242680 S.F.2238'32'68'40'68'95' 8'32'68'40'68'8'32'68'40'68'8'32'68'40'68'8'32'68'40'68'8'32'68'40'68'8'32'68'40'68'8'32'68'40'68'8'32'68'40'68'8'32'68'2'38'68' 83'76'69'6'86'40'86'62'68'30'10'68'8'32'67'40'67'8'32'67'40'67'8'32'67'40'67'8'32'67'40'67'8'32'67'40'67'8'32'67'40'67'8'32'67'40'67'8'32'67'40'67'8'32'67'40'67'8'32'67' 2966 S.F.2452680 S.F.2442680 S.F.2432680 S.F.2422680 S.F.2412680 S.F.2402680 S.F.2392680 S.F.2382680 S.F.2372680 S.F.2364130 S.F.235 28'17'31'48'67'27'40'67'40'40'67'40'40'67'40'40'67'40'40'67'40'40'67'40'40'67'40'40'67'40'40'67'40'5'66'10'83'36'39'2398 S.F.LOT F 4491 S.F.1454491 S.F.1464491 S.F.1474491 S.F.1484492 S.F.1494492 S.F.1504492 S.F.1514492 S.F.1524200 S.F.1533745 S.F.1544119 S.F.155 5374 S.F.144
10'
222'
30'1'42'
40'112'40'112'40'112'40'112'40'112'40'112'40'112'40'112'40'112'40'112'40'112'40'112'40'112'40'112'40'111'40'112'40'99'111'40'89'99'22'18'80'60' 35'28'33'112'43'35'24'
3212 S.F.1893203 S.F.1882872 S.F.2112864 S.F.21030'28'48'50'68'68'50'48'28'30'68'68' 25'28'48'45'68'68'45'48'28'25'68'68' 4546 S.F.1002'75'40'32'63' 52'
DEDICATION TO COVPOCKET PARK
DEDICATE TO COVFOR POCKET PARK
4142 S.F.177736 S.F.LOT O39'65'85'
43'0'70'
65'64'55'85'64'58'109'
30657 S.F.LOT L
4037 S.F.944089 S.F.934089 S.F.924089 S.F.914089 S.F.904089 S.F.894089 S.F.884089 S.F.874089 S.F.864089 S.F.854089 S.F.844089 S.F.834090 S.F.824090 S.F.814090 S.F.804346 S.F.79 69'
219'8'78'42'20' 122' 53'69'12'24'19'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'56'79'30'24'3' 72'79' 4336 S.F.9578'73'53'75'
DEDICATION TO COVPOCKET PARK29138 S.F.LOT Q
52'20'32'57'64'8' 253' 53'62'53'42'43'42'42'42'42'42'36'21'113'63'48'52' 47'68'44'68'68'44'68'68'68'68'47'68'68'
53'75'52'75'52'63'
BLOCK WALLSHANNON PARKWAY
DEDICATION TO COVPOCKET PARKDEDICATION TO COVPOCKET PARK
DEDICATE TO COVFOR POCKET PARK
4053 S.F.1686666 S.F.1674611 S.F.1662992 S.F.1652680 S.F.1642680 S.F.1632680 S.F.1622680 S.F.1612680 S.F.1602680 S.F.1592685 S.F.1582201 S.F.LOT P6449 S.F.1575330 S.F.156 8'62'6'87'36' 68'86'68'67'68' 69'41'102'37' 87'102'84'69'37'14'50'67'26'40'67'40'40'67'40'40'67'40'40'67'40'40'67'40'40'67'40'40'14'26'20'43'78'36'86'25' 109' 42'41'60'86'25' 38'109'86' 80'60' 89'
DEDICATION TO COVFOR POCKET PARKSD CONNECTION TO PROPOSEDSTORMWATER BASIN. PEDESTRIANCONNECTION TO FUTURE COMMERCIAL BELISSA RESIDENTIALCOMMUNITYA PORTION OF LOT 2 OF SHANNON RANCH CENTRAL SUBDIVISION, RECORDED IN VOL. 40OF MAPS, AT PAGE 99, TCR, LOCATED IN THE SE 1/4 OF SECTION 14, TOWNSHIP 18SOUTH, 24 EAST, MDB&M, IN THE CITY OF VISALIA, COUNTY OF TULARE, STATE OFCALIFORNIAREQUESTING CUP FOR DENSITY SPREAD AND LOT SIZES THAT DO NOT MEET THER-1 AND RM ZONING STANDARDS.
NORTH0'100'VICINITY MAPDEMAREE STPROJECT LOCATIONRIVERWAY DRIVE APN:077-050-004, 077-050-006TOTAL AREA: 59.84 AC. (GROSS) ±EXISTING ZONING:AE-40 (COUNTY)PROPOSED ZONING:R-1-5 (PD)EXISTING USE:VACANTPROPOSED USE:RESIDENTIALGENERAL PLAN DESIGNATION:LOW RESIDENTIALMED DENSITYHIGH DENSITYNEIGHBORHOOD COMMERCIALFLOOD ZONE:AE and XJURISDICTION:TULARE COUNTY - TO BE ANNEXEDVISALIA UDB TIER:TIER 2LAND USE TOTALS:AREA DUNET DENSITYLOW DENSITY RESIDENTIAL:14.11 AC15911.27 DU/ACMEDIUM DENSITY RESIDENTIAL:10.85 AC15013.76 DU/ACHIGH DENSITY RESIDENTIAL:5.74 AC16829.24 DU/ACNEIGHBORHOOD COMMERCIAL:7.50 ACPARKS/OPEN SPACE:2.57 ACMODOC DITCH (LOTS Q & R)1.20LOCAL STREETS14.65 ACCOLLECTOR/ARTERIAL STREETS:2.97 ACLANDSCAPE LOTS:0.25 ACTOTAL59.84 AC477VMC TITLE 18 - AGRICULTURAL PRESERVATION ORDINANCETOTAL PRIME FARMLAND:59.84 ACRESEXCLUSIONS (PER VMC 18.04.060 (C):20.19 ACRESREQUIRED AGRICULTURAL LAND PRESERVATION:39.65 ACRESGROSS DENSITY CALCS:GROSS AREADUGROSS DENSITYLDR:27.9 AC1595.7 DU/ACMDR: 15.0 AC15010.0 DU/ACHDR:7.6 AC16822.1 DU/ACPARK/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: 0.10AC; 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 ACMIN. REQUIRED (5% OF RESIDENTIAL AREA): 2.52 ACNOTES-LOTS A - P TO BE PART OF A LANDSCAPE & LIGHTING DISTRICT ANDDEDICATED TO CITY OF VISALIA WITH THIS MAP.-PHASE 1 MDR LOTS SHALL BE NOTIFIED THAT PHASE 2 HDR SITEMAY CONSTRUCT 2 AND/OR 3 STORY DEVELOPMENT ADJACENT TOTHEM.-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 EXISTINGLINES ALONG RIVERWAY DRIVE AND DEMAREE STREET-ALL LOTS TO CONNECT TO REQUIRED TEMPORARY STORMWATERBASIN. POTENTIAL CONNECTION TO EXISTING SD SYSTEM TBDDURING CIVIL DESIGN.
TENTATIVE SUBDIVISION MAPCONDITIONAL USE PERMIT (PUD)ANNEXATIONAUGUST 28, 2023 PREPARED BY:324 S. SANTA FE, STE. AVISALIA, CA 93292TEL: 559.802.3052FAX: 559.802.3215www.4-creeks.com
7223 S.F.LOT J
20.00'10.00'
TELPED
R
E
316.89DI
FH
LTERRRTELPEDTELPEDSPIGOTTELPED
R
E
316.89DI
FH
LTERRRTELPEDTELPEDSPIGOTTELPED
R
E
316.89DI
FH
LTERRRTELPEDTELPEDSPIGOT
RIVERWAY DRIVE
DEMAREE STREET
LINWOOD STNEIGHBORHOODCOMMERCIAL
TIER 1TIER 2
MODOC DITCHMODOC DITCH
EXISTING WILDHORSESUBDIVISION
EXISTING 15" SS
EXISTING 10" SS
PROPOSED 15" SS
EXISTING LOWERY RANCH
Remainder Parcel -Future development
DEDICATION TO COVPOCKET PARK
4129 S.F.1103932 S.F.1092934 S.F.1083004 S.F.1072934 S.F.1062934 S.F.1052934 S.F.1042934 S.F.1033043 S.F.1023450 S.F.1014008 S.F.963893 S.F.973900 S.F.983900 S.F.99 4158 S.F.787372 S.F.774404 S.F.764274 S.F.753813 S.F.18 3975 S.F.153900 S.F.143900 S.F.133900 S.F.123900 S.F.113900 S.F.103900 S.F.93900 S.F.83900 S.F.73900 S.F.64050 S.F.54223 S.F.LOT D4825 S.F.34825 S.F.2 4417 S.F.604108 S.F.614108 S.F.624345 S.F.634108 S.F.644108 S.F.654108 S.F.664108 S.F.674108 S.F.684108 S.F.694108 S.F.704108 S.F.714108 S.F.723900 S.F.463900 S.F.473900 S.F.483900 S.F.493900 S.F.503900 S.F.513900 S.F.523900 S.F.533900 S.F.544125 S.F.553906 S.F.564508 S.F.574125 S.F.343900 S.F.353900 S.F.363900 S.F.373900 S.F.383900 S.F.393900 S.F.403900 S.F.413900 S.F.423900 S.F.433900 S.F.223900 S.F.233900 S.F.243900 S.F.253900 S.F.263900 S.F.273900 S.F.283900 S.F.293900 S.F.304125 S.F.31 2680 S.F.2682680 S.F.2672680 S.F.2662680 S.F.2652680 S.F.2642680 S.F.2632680 S.F.2622680 S.F.2612680 S.F.2602680 S.F.2592680 S.F.2562680 S.F.2552680 S.F.2542680 S.F.2532680 S.F.2522680 S.F.2512680 S.F.2502680 S.F.2492680 S.F.2482680 S.F.247 3265 S.F.1173107 S.F.1162834 S.F.1153487 S.F.1123472 S.F.1133128 S.F.114 3169 S.F.2922680 S.F.2823200 S.F.2833673 S.F.2844973 S.F.2903352 S.F.2912680 S.F.2862680 S.F.2872680 S.F.288 3402 S.F.2733402 S.F.2723402 S.F.2713400 S.F.2763400 S.F.2773400 S.F.2782915 S.F.279 3114 S.F.3092678 S.F.3082678 S.F.3072678 S.F.3062679 S.F.3052679 S.F.3042679 S.F.3032679 S.F.3022679 S.F.3012679 S.F.3002679 S.F.2992679 S.F.2982679 S.F.2973014 S.F.2963014 S.F.295 7833 S.F.LOT N
50'38'38'68'68'16'47'68'44'45'44'44'
36'16'73'75'75'75'
76'72'44'79'60'79'44'68'68'40'19'75'75'5'52'75'75'4'24'11'24'21'75'53'75'75'52'75'75'52'75'75'52'75'75'52'75'75'52'75'75'52'75'75'52'75'75'52'75'75'52'75'75'54'75' 8'96'80'50'96'50'96'50'96'50'96' 52'91'35'18'79'52'79'52'79'52'79'52'79'55'79'55'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'75'52'75'52'75'52'75'52'75'52'75'52'75'52'75'52'75'52'75'52'75'52'75'52'75'52'75'52'75'52'75'52'75'52'75'55'75'55'75'52'76'19'33'75'52'18'86'42' 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' 40'13'74'40'67'13'40'80'40'46'45'35'46'5'40'40'37'40'95'13'33'5'35'67'40'40'67'40'67'67'40' 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' 47'65'26'21'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'45'67'45'67'45'67'45'67' 272'102'126'53'65'
2720 S.F.2212720 S.F.2202720 S.F.2192720 S.F.2182720 S.F.2172720 S.F.2162720 S.F.2152720 S.F.2142720 S.F.2132720 S.F.2122720 S.F.2092720 S.F.2082720 S.F.2072720 S.F.2062720 S.F.2052720 S.F.2042720 S.F.2032720 S.F.2022720 S.F.2012720 S.F.2002720 S.F.1982720 S.F.1972720 S.F.1962720 S.F.1952720 S.F.1942720 S.F.1932720 S.F.1922720 S.F.1912720 S.F.1902720 S.F.1872720 S.F.1862720 S.F.1852720 S.F.1842720 S.F.1832720 S.F.1822720 S.F.1812720 S.F.1802720 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' 47' 44'68'44'68'68'68'
75'75'
75'3841 S.F.423116 S.F.LOT R1186 S.F.LOT C54'75'
63'121'
44'86'55'53'52'52'52'52'52'52'52'52'
42'56'
7.6 acMULTIFAMILY
3999 S.F.16
7.51 ac
SHANNON PARKWAY
3019 S.F.2583087 S.F.25711062 S.F.LOT G3139 S.F.2223149 S.F.19910423 S.F.LOT H26'26'67'49'10'40'67'49'67'29'28'47'67'28'64'68'68'64'28'96'68'68' 28'29'68'49'48'68'49'68'29'28'48'68' 28'64'67'8'68'56'28'95' 3378 S.F.1254214 S.F.LOT I4492 S.F.143702 S.F.LOT E3654 S.F.1423654 S.F.1413654 S.F.1403654 S.F.1393654 S.F.1383654 S.F.1373654 S.F.1363654 S.F.1353654 S.F.1343654 S.F.1333654 S.F.1323654 S.F.1313654 S.F.1304370 S.F.1294620 S.F.1284620 S.F.1274854 S.F.1263150 S.F.1243150 S.F.1234409 S.F.1224846 S.F.1214862 S.F.1204862 S.F.119 29'30'35'18'47'75'
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'
42'110'11'31'21'42'47'44'110'11'33'42'75'42'75'42'75'21'21'9'66'82'9'21'33'114'43'11'31'116'16'26' 11'31'116'42'
11'31'116'42'4636 S.F.130'28'77'50'96'96'
47'24'98'42'73'
6222 S.F.334527 S.F.3233'53'30'39'74'75'75'74'60'26'37'75'75' 7024 S.F.596462 S.F.5874'28'62'14'52'91'79'35'52'90'27'37' 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.203900 S.F.194721 S.F.743553 S.F.LOT A3692 S.F.LOT B14'46'75'52'75'26'64' 55'75'85'75'57'50'21'50'75'68'14'50'21'41'52'58' 52'54'17'43'
3472 S.F.1183533 S.F.1113432 S.F.294516 S.F.LOT M61'31'24'74'47'67'42'22'54'47'13'74'37'73'46' 52'67'42'14'67'10'57'15'8'38' 3315 S.F.2899729 S.F.LOT K
37'67'42'35'43'40'67'37'53'61'18'45'22'107'35'44'
61'39'91'44'
3083 S.F.2802819 S.F.28545'73'25'28'53'45'40'47'28'25'67'35'46'40'67' 2827 S.F.2692819 S.F.2463451 S.F.27025'28'47'45'67'67'45'47'28'25'67'67' 25'28'61'45'28'14'5221 S.F.2743632 S.F.2752819 S.F.2812955 S.F.293 61'28'47'81'22'45'85'40'18'28'65'45'85'25'47'28'25'67'45'67'40'26'48'45'73'29'74'42'2720 S.F.1782720 S.F.1772720 S.F.1762720 S.F.1752720 S.F.1742720 S.F.1732720 S.F.1722720 S.F.1712720 S.F.1702720 S.F.1698373 S.F.2343739 S.F.2332682 S.F.2322680 S.F.2312680 S.F.2302680 S.F.2292680 S.F.2282680 S.F.2272680 S.F.2262680 S.F.2252680 S.F.2242680 S.F.2238'32'68'40'68'95' 8'32'68'40'68'8'32'68'40'68'8'32'68'40'68'8'32'68'40'68'8'32'68'40'68'8'32'68'40'68'8'32'68'40'68'8'32'68'40'68'8'32'68'2'38'68' 83'76'69'6'86'40'86'62'68'30'10'68'8'32'67'40'67'8'32'67'40'67'8'32'67'40'67'8'32'67'40'67'8'32'67'40'67'8'32'67'40'67'8'32'67'40'67'8'32'67'40'67'8'32'67'40'67'8'32'67' 2966 S.F.2452680 S.F.2442680 S.F.2432680 S.F.2422680 S.F.2412680 S.F.2402680 S.F.2392680 S.F.2382680 S.F.2372680 S.F.2364130 S.F.235 28'17'31'48'67'27'40'67'40'40'67'40'40'67'40'40'67'40'40'67'40'40'67'40'40'67'40'40'67'40'40'67'40'5'66'10'83'36'39'2398 S.F.LOT F 4491 S.F.1454491 S.F.1464491 S.F.1474491 S.F.1484492 S.F.1494492 S.F.1504492 S.F.1514492 S.F.1524200 S.F.1533745 S.F.1544119 S.F.155 5374 S.F.144
10'222'30'1'42'
40'112'40'112'40'112'40'112'40'112'40'112'40'112'40'112'40'112'40'112'40'112'40'112'40'112'40'112'40'111'40'112'40'99'111'40'89'99'22'18'80'60' 35'28'33'112'43'35'24'
3212 S.F.1893203 S.F.1882872 S.F.2112864 S.F.21030'28'48'50'68'68'50'48'28'30'68'68' 25'28'48'45'68'68'45'48'28'25'68'68' 4546 S.F.1002'75'40'32'63' 52'
DEDICATION TO COVPOCKET PARK
4142 S.F.177736 S.F.LOT O39'65'85'
43'0'70'
65'64'55'85'64'58'109'
30657 S.F.LOT L4037 S.F.944089 S.F.934089 S.F.924089 S.F.914089 S.F.904089 S.F.894089 S.F.884089 S.F.874089 S.F.864089 S.F.854089 S.F.844089 S.F.834090 S.F.824090 S.F.814090 S.F.804346 S.F.79 69'
219'8'78'42'20' 122' 53'69'12'24'19'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'56'79'30'24'3'72'79' 4336 S.F.9578'73'53'75'
DEDICATION TO COVPOCKET PARK29138 S.F.LOT Q
52'20'32'57'64'8' 253' 53'62'53'42'43'42'42'42'42'42'36'21'113'63'48'52' 47'68'44'68'68'44'68'68'68'68'47'68'68'
53'75'52'75'52'63'
SHANNON PARKWAY
DEDICATION TO COVPOCKET PARKDEDICATION TO COVPOCKET PARK 4053 S.F.1686666 S.F.1674611 S.F.1662992 S.F.1652680 S.F.1642680 S.F.1632680 S.F.1622680 S.F.1612680 S.F.1602680 S.F.1592685 S.F.1582201 S.F.LOT P6449 S.F.1575330 S.F.156 8'62'6'87'36' 68'86'68'67'68' 69'41'102'37' 87'102'84'69'37'14'50'67'26'40'67'40'40'67'40'40'67'40'40'67'40'40'67'40'40'67'40'40'14'26'20'43'78'36'86'25'109' 42'41'60'86'25' 38'109'86'80'60' 89'
DEDICATION TO COVFOR POCKET PARK
BELISSA RESIDENTIALCOMMUNITYA PORTION OF LOT 2 OF SHANNON RANCH CENTRAL SUBDIVISION, RECORDED IN VOL. 40OF MAPS, AT PAGE 99, TCR, LOCATED IN THE SE 1/4 OF SECTION 14, TOWNSHIP 18SOUTH, 24 EAST, MDB&M, IN THE CITY OF VISALIA, COUNTY OF TULARE, STATE OFCALIFORNIAREQUESTING CUP FOR DENSITY SPREAD AND LOT SIZES THAT DO NOT MEET THER-1 AND RM ZONING STANDARDS.
NORTH0'120'VICINITY MAPDEMAREE STPROJECT LOCATIONRIVERWAY DRIVE TENTATIVE SUBDIVISION MAPCONDITIONAL USE PERMIT (PUD)ANNEXATIONAUGUST 28, 2023 PREPARED BY:324 S. SANTA FE, STE. AVISALIA, CA 93292TEL: 559.802.3052FAX: 559.802.3215www.4-creeks.com APN:077-050-004, 077-050-006TOTAL AREA: 59.84 AC. (GROSS) ±EXISTING ZONING:AE-40 (COUNTY)PROPOSED ZONING:R-1-5 (PD)EXISTING USE:VACANTPROPOSED USE:RESIDENTIALGENERAL PLAN DESIGNATION:LOW RESIDENTIALMED DENSITYHIGH DENSITYNEIGHBORHOOD COMMERCIALFLOOD ZONE:AE and XJURISDICTION:TULARE COUNTY - TO BE ANNEXEDVISALIA UDB TIER:TIER 2LAND USE TOTALS:AREA DUNET DENSITYLOW DENSITY RESIDENTIAL:14.11 AC15911.27 DU/ACMEDIUM DENSITY RESIDENTIAL:10.85 AC15013.76 DU/ACHIGH DENSITY RESIDENTIAL:5.74 AC16829.24 DU/ACNEIGHBORHOOD COMMERCIAL:7.50 ACPARKS/OPEN SPACE:2.57 ACMODOC DITCH (LOTS Q & R)1.20LOCAL STREETS14.65 ACCOLLECTOR/ARTERIAL STREETS:2.97 ACLANDSCAPE LOTS:0.25 ACTOTAL59.84 AC477VMC TITLE 18 - AGRICULTURAL PRESERVATION ORDINANCETOTAL PRIME FARMLAND:59.84 ACRESEXCLUSIONS (PER VMC 18.04.060 (C):20.19 ACRESREQUIRED AGRICULTURAL LAND PRESERVATION:39.65 ACRESGROSS DENSITY CALCS:GROSS AREADUGROSS DENSITYLDR:27.9 AC1595.7 DU/ACMDR: 15.0 AC15010.0 DU/ACHDR:7.6 AC16822.1 DU/ACPARK/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: 0.10AC; 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 ACMIN. REQUIRED (5% OF RESIDENTIAL AREA): 2.52 ACNOTES-LOTS A - P TO BE PART OF A LANDSCAPE & LIGHTING DISTRICT ANDDEDICATED TO CITY OF VISALIA WITH THIS MAP.-PHASE 1 MDR LOTS SHALL BE NOTIFIED THAT PHASE 2 HDR SITEMAY CONSTRUCT 2 AND/OR 3 STORY DEVELOPMENT ADJACENT TOTHEM.-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 EXISTINGLINES ALONG RIVERWAY DRIVE AND DEMAREE STREET-ALL LOTS TO CONNECT TO REQUIRED TEMPORARY STORMWATERBASIN. POTENTIAL CONNECTION TO EXISTING SD SYSTEM TBDDURING CIVIL DESIGN. 7223 S.F.LOT J
20.00'10.00'
TELPEDBOL318.12WALL317.97WALL
PP
PP
PP
314.20P314.14P314.26P
BOLBOLBOL BOLBOLBOLBOLBOL
PPPP
PP
PP
PP
PP
PP
PP
PP
R
FH
LTE
313.99P313.79P313.88P313.92P
317.08P PPPPPPPPPPPP PPPP
PP
RRRTELPEDTELPED
315.17WALL315.27WALL
315.15WALL315.03WALL
SPIGOT
WM
TELPEDBOL318.12WALL317.97WALL
PP
PP
PP
314.20P314.14P314.26P
BOLBOLBOL BOLBOLBOLBOLBOL
PPPP
PP
PP
PP
PP
PP
PP
PP
R
FH
LTE
313.99P313.79P313.88P313.92P
317.08P PPPPPPPPPPPP PPPP
PP
RRRTELPEDTELPED
315.17WALL315.27WALL
315.15WALL315.03WALL
SPIGOT
WM
TELPEDBOL318.12WALL317.97WALL
PP
PP
PP
314.20P314.14P314.26P
BOLBOLBOL BOLBOLBOLBOLBOL
PPPP
PP
PP
PP
PP
PP
PP
PP
R
FH
LTE
313.99P313.79P313.88P313.92P
317.08P PPPPPPPPPPPP PPPP
PP
RRRTELPEDTELPED
315.17WALL315.27WALL
315.15WALL315.03WALL
SPIGOT
WM MODOC DITCHMODOC DITCH
EXISTING 15" SS
EXISTING 10" SS
PROPOSED 15" SS
4129 S.F.1103932 S.F.1092934 S.F.1083004 S.F.1072934 S.F.1062934 S.F.1052934 S.F.1042934 S.F.1033043 S.F.1023450 S.F.1014008 S.F.963893 S.F.973900 S.F.983900 S.F.99 4158 S.F.787372 S.F.774404 S.F.764274 S.F.753813 S.F.18 3975 S.F.153900 S.F.143900 S.F.133900 S.F.123900 S.F.113900 S.F.103900 S.F.93900 S.F.83900 S.F.73900 S.F.64050 S.F.54223 S.F.LOT D4825 S.F.34825 S.F.2 4417 S.F.604108 S.F.614108 S.F.624345 S.F.634108 S.F.644108 S.F.654108 S.F.664108 S.F.674108 S.F.684108 S.F.694108 S.F.704108 S.F.714108 S.F.723900 S.F.463900 S.F.473900 S.F.483900 S.F.493900 S.F.503900 S.F.513900 S.F.523900 S.F.533900 S.F.544125 S.F.553906 S.F.564508 S.F.574125 S.F.343900 S.F.353900 S.F.363900 S.F.373900 S.F.383900 S.F.393900 S.F.403900 S.F.413900 S.F.423900 S.F.433900 S.F.223900 S.F.233900 S.F.243900 S.F.253900 S.F.263900 S.F.273900 S.F.283900 S.F.293900 S.F.304125 S.F.31 2680 S.F.2682680 S.F.2672680 S.F.2662680 S.F.2652680 S.F.2642680 S.F.2632680 S.F.2622680 S.F.2612680 S.F.2602680 S.F.2592680 S.F.2562680 S.F.2552680 S.F.2542680 S.F.2532680 S.F.2522680 S.F.2512680 S.F.2502680 S.F.2492680 S.F.2482680 S.F.247 3265 S.F.1173107 S.F.1162834 S.F.1153487 S.F.1123472 S.F.1133128 S.F.114 3169 S.F.2922680 S.F.2823200 S.F.2833673 S.F.2844973 S.F.2903352 S.F.2912680 S.F.2862680 S.F.2872680 S.F.288 3402 S.F.2733402 S.F.2723402 S.F.2713400 S.F.2763400 S.F.2773400 S.F.2782915 S.F.279 3114 S.F.3092678 S.F.3082678 S.F.3072678 S.F.3062679 S.F.3052679 S.F.3042679 S.F.3032679 S.F.3022679 S.F.3012679 S.F.3002679 S.F.2992679 S.F.2982679 S.F.2973014 S.F.2963014 S.F.295 7833 S.F.LOT N
50'38'38'68'68'16'47'68'44'45'44'44'
36'16'73'75'75'75'
76'72'44'79'60'79'44'68'68'40'19'75'75'5'52'75'75'4'24'11'24'21'75'53'75'75'52'75'75'52'75'75'52'75'75'52'75'75'52'75'75'52'75'75'52'75'75'52'75'75'52'75'75'54'75' 8'96'80'50'96'50'96'50'96'50'96'
52'91'35'18'79'52'79'52'79'52'79'52'79'55'79'55'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'75'52'75'52'75'52'75'52'75'52'75'52'75'52'75'52'75'52'75'52'75'52'75'52'75'52'75'52'75'52'75'52'75'52'75'55'75'55'75'52'76'19'33'75'52'18'86'42' 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'
40'67'13'40'80'40'46'45'35'46'5'40'40'37'40'95'13'33'5'35'67'40'40'67'40'67'67'40' 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' 47'65'26'21'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'40'67'45'67'45'67'45'67'45'67' 272'102'126'53'65'
2720 S.F.2212720 S.F.2202720 S.F.2192720 S.F.2182720 S.F.2172720 S.F.2162720 S.F.2152720 S.F.2142720 S.F.2132720 S.F.2122720 S.F.2092720 S.F.2082720 S.F.2072720 S.F.2062720 S.F.2052720 S.F.2042720 S.F.2032720 S.F.2022720 S.F.2012720 S.F.2002720 S.F.1982720 S.F.1972720 S.F.1962720 S.F.1952720 S.F.1942720 S.F.1932720 S.F.1922720 S.F.1912720 S.F.1902720 S.F.1872720 S.F.1862720 S.F.1852720 S.F.1842720 S.F.1832720 S.F.1822720 S.F.1812720 S.F.1802720 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' 47' 44'68'44'68'68'68'
75'75'
75'3841 S.F.423116 S.F.LOT R1186 S.F.LOT C54'75'
63'121'
44'86'55'53'52'52'52'52'52'52'52'52'
42'56'
3999 S.F.16
GATE IN FENCE TO PROVIDEPEDESTRIAN ACCESS TO STREET
HDRPHASE 4NEIGHBORHOODCOMMERCIALRemainder Parcel -Future development7.6 ac 3019 S.F.2583087 S.F.25711062 S.F.LOT G3139 S.F.2223149 S.F.19910423 S.F.LOT H26'26'67'49'10'40'67'49'67'29'28'47'67'28'64'68'68'64'28'96'68'68' 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 I4492 S.F.143702 S.F.LOT E3654 S.F.1423654 S.F.1413654 S.F.1403654 S.F.1393654 S.F.1383654 S.F.1373654 S.F.1363654 S.F.1353654 S.F.1343654 S.F.1333654 S.F.1323654 S.F.1313654 S.F.1304370 S.F.1294620 S.F.1284620 S.F.1274854 S.F.1263150 S.F.1243150 S.F.1234409 S.F.1224846 S.F.1214862 S.F.1204862 S.F.119 29'30'35'18'47'75'
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'
42'110'11'31'21'42'47'44'110'11'33'42'75'42'75'42'75'21'21'9'66'82'9'21'33'114'43' 11'31'116'16'26'
11'31'116'42'
11'31'116'42'4636 S.F.130'28'77'50'96'96'
47'24'98'42'73'
6222 S.F.334527 S.F.3233'53'30'39'74'75'75'74'60'26'37'75'75' 7024 S.F.596462 S.F.5874'28'62'14'52'91'79'35'52'90'27'37' 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.203900 S.F.194721 S.F.74 3553 S.F.LOT A3692 S.F.LOT B14'46'75'52'75'26'64' 55'75' 85'75'57'50'21'50'75'68'14'50'21'41'52'58' 52'54'17'43'
3472 S.F.1183533 S.F.1113432 S.F.294516 S.F.LOT M61'31'24'74'47'67'42'22'54'47'13'74'37'73'46' 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'
61'18'45'22'107'35'44'
61'39'91'44'
3083 S.F.2802819 S.F.28545'73'25'28'53'45'40'47'28'25'67'35'46'40'67' 2827 S.F.2692819 S.F.2463451 S.F.27025'28'47'45'67'67'45'47'28'25'67'67' 25'28'61'45'28'14'5221 S.F.2743632 S.F.275 2819 S.F.2812955 S.F.293
61'28'47'81'22'45'85'40'18'28'65'45'85'25'47'28'25'67'45'67'40'26'48'45'73'29'74'42'2720 S.F.1782720 S.F.1772720 S.F.1762720 S.F.1752720 S.F.1742720 S.F.1732720 S.F.1722720 S.F.1712720 S.F.1702720 S.F.1698373 S.F.2343739 S.F.2332682 S.F.2322680 S.F.2312680 S.F.2302680 S.F.2292680 S.F.2282680 S.F.2272680 S.F.2262680 S.F.2252680 S.F.2242680 S.F.2238'32'68'40'68'95' 8'32'68'40'68'8'32'68'40'68'8'32'68'40'68'8'32'68'40'68'8'32'68'40'68'8'32'68'40'68'8'32'68'40'68'8'32'68'40'68'8'32'68'2'38'68' 83'76'69'6'86'40'86'62'68'30'10'68'8'32'67'40'67'8'32'67'40'67'8'32'67'40'67'8'32'67'40'67'8'32'67'40'67'8'32'67'40'67'8'32'67'40'67'8'32'67'40'67'8'32'67'40'67'8'32'67' 2966 S.F.2452680 S.F.2442680 S.F.2432680 S.F.2422680 S.F.2412680 S.F.2402680 S.F.2392680 S.F.2382680 S.F.2372680 S.F.2364130 S.F.235 28'17'31'48'67'27'40'67'40'40'67'40'40'67'40'40'67'40'40'67'40'40'67'40'40'67'40'40'67'40'40'67'40'5'66'10'83'36'39'2398 S.F.LOT F 4491 S.F.1454491 S.F.1464491 S.F.1474491 S.F.1484492 S.F.1494492 S.F.1504492 S.F.1514492 S.F.1524200 S.F.1533745 S.F.1544119 S.F.155 5374 S.F.144
10'
222'
30'1'42'
40'112'40'112'40'112'40'112'40'112'40'112'40'112'40'112'40'112'40'112'40'112'40'112'40'112'40'112'40'111'40'112'40'99'111'40'89'99'22'18'80'60' 35'28'33'112'43'35'24'
3212 S.F.1893203 S.F.1882872 S.F.2112864 S.F.21030'28'48'50'68'68'50'48'28'30'68'68' 25'28'48'45'68'68'45'48'28'25'68'68' 4546 S.F.1002'75'40'32'63' 52'
4142 S.F.177736 S.F.LOT O39'65'85'
43'0'70'
65'64'55'85'64'58'109'
30657 S.F.LOT L
4037 S.F.944089 S.F.934089 S.F.924089 S.F.914089 S.F.904089 S.F.894089 S.F.884089 S.F.874089 S.F.864089 S.F.854089 S.F.844089 S.F.834090 S.F.824090 S.F.814090 S.F.804346 S.F.79 69'
219'8'78'42'20' 122' 53'69'12'24'19'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'52'79'56'79'30'24'3' 72'79' 4336 S.F.9578'73'53'75'
29138 S.F.LOT Q
52'20'32'57'64'8' 253' 53'62'53'42'43'42'42'42'42'42'36'21'113'63'48'52' 47'68'44'68'68'44'68'68'68'68'47'68'68'
53'75'52'75'52'63'
PHASE 5PHASE 2PHASE 3PHASE 2PHASE 1
4053 S.F.1686666 S.F.1674611 S.F.1662992 S.F.1652680 S.F.1642680 S.F.1632680 S.F.1622680 S.F.1612680 S.F.1602680 S.F.1592685 S.F.1582201 S.F.LOT P6449 S.F.1575330 S.F.156 8'62'6'87'36' 68'86'68'67'68' 69'41'102'37' 87'102'84'69'37'14'50'67'26'40'67'40'40'67'40'40'67'40'40'67'40'40'67'40'40'67'40'40'14'26'20'43'78'36'86'25' 109' 42'41'60'86'25' 38'109'86' 80'60' 89'
BELISSA RESIDENTIALCOMMUNITYA PORTION OF LOT 2 OF SHANNON RANCH CENTRAL SUBDIVISION, RECORDED IN VOL. 40OF MAPS, AT PAGE 99, TCR, LOCATED IN THE SE 1/4 OF SECTION 14, TOWNSHIP 18SOUTH, 24 EAST, MDB&M, IN THE CITY OF VISALIA, COUNTY OF TULARE, STATE OFCALIFORNIAREQUESTING CUP FOR DENSITY SPREAD AND LOT SIZES THAT DO NOT MEET THER-1 AND RM ZONING STANDARDS.
NORTH0'100'VICINITY MAPDEMAREE STPROJECT LOCATIONRIVERWAY DRIVE PHASING PLAN:PHASE 1: SINGLE-FAMILY RESIDENTIAL (146 UNITS), DEMAREE STREET IMPROVEMENTS ALONG PHASE 1 BOUNDARYPHASE 2: SINGLE-FAMILY RESIDENTIAL (109 UNITS), DEMAREE STREET IMPROVEMENTS ALONG PHASE 2 BOUNDARYPHASE 3:SINGLE FAMILY RESIDENTIAL (54 UNITS)PHASE 4: MULTIFAMILY RESIDENTIAL, LINWOOD STREET IMPROVEMENTS ALONG PHASE 4 BOUNDARYPHASE 5: NEIGHBORHOOD COMMERCIAL, SHANNON PARKWAY AND LINWOOD STREET IMPROVEMENTS ALONG PHASE 5 BOUNDARY.
PHASING PLANCONDITIONAL USE PERMIT (PUD)ANNEXATIONAUGUST 28, 2023 PREPARED BY:324 S. SANTA FE, STE. AVISALIA, CA 93292TEL: 559.802.3052FAX: 559.802.3215www.4-creeks.com
11.39'3.00'10.00'
5.00'5.00'20.00'16.00'
SINGLE FAMILY HOUSING ARIETTE SETBACKS40.00'45.00'42.00'87.00'30.00' PLAN 1806PLAN 1955
PLAN 1553
20.00'68.00'
12.00'
3.005.00
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 1553PLAN 1806PLAN 1908PLAN 1955PLAN 2044ARIETTE PLANS (40'x68' & 42'x87)' LOTSPLAN 2367 PLAN 2183PLAN 3152PLAN 2382PLAN 1671MADISON PLANS (52'x75') LOTSPLAN 1763PLAN 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 3152PLAN 2382PLAN 2367
PLAN 2183PLAN 1927APLAN 1671PLAN 2183A PORTION OF LOT 2 OF SHANNON RANCH CENTRAL SUBDIVISION, RECORDED IN VOL. 40OF MAPS, AT PAGE 99, TCR, LOCATED IN THE SE 1/4 OF SECTION 14, TOWNSHIP 18SOUTH, 24 EAST, MDB&M, IN THE CITY OF VISALIA, COUNTY OF TULARE, STATE OFCALIFORNIAREQUESTING CUP FOR DENSITY SPREAD AND LOT SIZES THAT DO NOT MEET THER-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' SIDEYARD SETBACKS. THE 5' SETBACK SHALL BEPROVIDED ON THE SIDE YARD ADJACENT TOTHE GARAGE FOR TRASH RECEPTACLESTORAGE.-PATIOS SHALL NOT ENCROACH ON SETBACKAREAS AND SHALL BE REMOVED IFENCROACHMENT WILL OCCUR.-TYP. REAR YARD OPEN SPACE WILL RANGEFROM 400 SF - 600 SF SETBACKS, PARKING, FOOTPRINTS, ANDTRASH CAN EXHIBITBELISSA RESIDENTIALCOMMUNITYAUGUST 28, 2023 PREPARED BY:324 S. SANTA FE, STE. AVISALIA, CA 93292TEL: 559.802.3052FAX: 559.802.3215www.4-creeks.com