Visalia City Council
December 18, 2023

REPORT TO CITY OF VISALIA PLANNING COMMISSION
HEARING DATE: November 13, 2023
PROJECT PLANNER: Cristobal Carrillo, Associate Planner
Phone No.: (559) 713-4443
Email: [email protected]
SUBJECT: 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 medium-density 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 multi-family residential development on a 7.6 acre parcel within the R-M-3 (Multi-Family Residential, 1,200 sq. ft. minimum site area) Zone.

Project Location: 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).

STAFF RECOMMENDATION
Annexation No. 2022-02
Staff recommends that the Planning Commission recommend that the City Council approve Annexation No. 2022-02, as conditioned, based on the findings in Resolution No. 2022-14. Staff’s recommendation is based on the conclusion that the request is consistent with the Visalia General Plan.

Belissa Tentative Subdivision Map No. 5587
Staff recommends approval of the Belissa Tentative Subdivision Map No. 5587, as conditioned, based on the findings and conditions in Resolution No. 2022-12. Staff’s recommendation is based on the conclusion that the request is consistent with the Visalia General Plan, Zoning and Subdivision Ordinances, Housing Accountability Act (Government Code section 65589.5) and the Visalia Housing Element.

Conditional Use Permit No. 2022-05
Staff recommends approval of Conditional Use Permit No. 2022-06, as conditioned, based upon the findings and conditions in Resolution No. 2022-13. Staff’s recommendation is based on the conclusion that the request is consistent with the Visalia General Plan and Zoning Ordinance.

Conditional Use Permit No. 2023-22
Staff recommends approval of Conditional Use Permit No. 2023-22, as conditioned, based on the findings and conditions in Resolution No. 2023-32. Staff’s recommendation is based on the conclusion that the request is consistent with the Visalia General Plan and Zoning Ordinance.

RECOMMENDED MOTION
I move to recommend approval of Annexation No. 2022-02, based on the findings and conditions in Resolution No. 2022-14.

I move to approve Belissa Tentative Subdivision Map No. 5587, based on the findings and conditions in Resolution No. 2022-12.

I move to approve Conditional Use Permit No. 2022-05, based on the findings and conditions in Resolution No. 2022-13.

I move to approve Conditional Use Permit No. 2023-22, based on the findings and conditions in Resolution No. 2023-32.

PROJECT DESCRIPTION
The applicant, 4Creeks, Inc., representing developer Wathen Castanos Homes, has filed entitlement applications for the development of a 309-lot single-family residential subdivision and a 168-unit multi-family complex, with a 7.51-acre remainder for future commercial use, all on a

59.84-acre parcel located outside of City Limits, within the Tier II Urban Development Boundary (UDB). The project site is currently employed for agricultural use and is listed as prime farmland/farmland of statewide importance. Entitlements for this project consist of an annexation, tentative subdivision map, a conditional use permit for a planned residential development, and a conditional use permit for a 168-unit multi-family complex.

Annexation No. 2022-02 is a request to annex the 59.84-acre parcel into the Visalia City Limits (see Exhibit “B”). Upon annexation, the zoning designation for the project site will be 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), as dictated by the Visalia General Plan land use designations of Residential Low Density, Residential Medium Density, Residential High Density, and Commercial Neighborhood (see Exhibit J”).

Belissa Tentative Subdivision Map No. 5587 is a request to subdivide the 59.84-acre parcel into a 309-lot single-family residential subdivision (see Exhibit “A”), with a 7.6-acre lot for a 168- unit multi-family complex and a 7.51-acre parcel for future commercial development. Per the Phasing Plan in Exhibit “D”, the development will occur over five phases, with single-family residential development occurring in Phases 1 through 3.

The developer has identified that 159 single-family lots will be developed within the Low-Density Residential/R-1-5 portion of the project site (i.e., the Madison Collection), comprising 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 in size. The remaining 150 single-family lots will be developed within the Medium-Density Residential/R-M-2 portion of the project site (i.e., the Ariette Collection), comprising a density of 10 dwelling units per acre. Lots within this portion of the development will average 3,199 square feet in size, though many lots within this area will be under the 3,000 square feet minimum lot size required for the R-M-2 land use designations.

The density of the subdivision will be consistent with the density ranges of the Low Density Residential and Medium Density Residential General Plan land use classifications, which note density ranges between 2 to 10 units per acre and 10-15 units per acre respectively. The development will contain standard public streets with modified curvilinear knuckles, landscape outlots, 11 outlots for park/open space use, a walking trail along the existing Modoc Ditch, and additional amenities. Outlots will be maintained by a Landscape and Lighting District (LLD).

In order to allow deviation from Visalia Municipal Code standards for lots within the R-1-5 and RM-2 Zones, the subdivision proposal is accompanied by a request for a Planned Residential Development via Conditional Use Permit No. 2022-05. Per Zoning Ordinance Chapter 17.26, deviations from normal zoning regulations and standards may be requested if it can be shown that the deviations maximize benefits to the eventual residents of a planned residential development. The Conditional Use Permit request details several deviations from VMC standards, listed below as follows:
• Lot size. The minimum lot size in the R-1-5 Zone is 5,000 square feet, and 3,000 square feet within the R-M-2 Zone. Within the R-1-5 portion of the development, the applicant is proposing lots averaging 4,186 square feet in size, ranging from 2,680 square feet to 7,736 square feet in discrepancy. Approximately 96% of the R-1-5 lots will be less than the zones minimum lot size.

For R-M-2 portion of the development, the applicant proposes lots averaging 3,199 square feet in size, ranging 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. • Setbacks. Both the R-1-5 and R-M-2 Zones require a 15-foot front yard (22 feet for garages), 5-foot side yards, 10-foot street side yards, and a 25-foot rear yard. Per Exhibit “F” the applicant requests a reduction to all setbacks, listed below as follows.

COMPARISON OF SETBACK STANDARDS (MADISON COLLECTION, LOTS 1 - 100) Front Yard Side Yard Street
Side
Yard
Rear Yard Garage
EXISTING R-1-5 SETBACKS 15 5 10 25 22
PROPOSED SETBACKS 10 5 10 10 20
COMPARISON OF SETBACK STANDARDS (ARIETTE COLLECTION, LOTS 101 - 309) Front
Yard
Side Yard Street
Side
Yard
Rear
Yard
Garage
EXISTING R-M-2 SETBACKS 15 5 10 25 22
PROPOSED SETBACKS 10 3 and 5, with larger side yard
to be adjacent to garage for
trash receptable storage.
10 10 20
• Non-Standard Roadway Design. The applicant proposes non-standard roadway knuckles (see Exhibit “G”), removing the “bulb out” feature, in order to provide additional rear and front yard area for cul-de-sac lots within the R-M-2 portion of the subdivision.

Per the project narrative in Exhibit “J”, amenities will be provided to occupants of the subdivision, to include walking trails along the Modoc Ditch, which traverses the project site, and 11 pocket parks located throughout, averaging 0.21 acres in size, and ranging from 0.03 acres to 0.68 acres.

Parks would contain a mix of amenities, including playgrounds, benches, half-basketball courts, picnic-table areas, pedestrian loops, pet stations, and open space lawns. The “Ariette” units will contain exterior ornamentation on all four sides, in a variety of designs, while the “Madison” units will contain only street-facing ornamentation (see Exhibit “H”).

Lastly, Conditional Use Permit No. 2023-22 is a request to allow development of a 168-unit multi-family development on a 7.51-acre parcel within in the R-M-3 zone (see Exhibit “C”). The development 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 component of the overall project is 22 units per acre which is consistent with the density range of the High-Density Residential land use designation (15 to 35 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 (see Exhibit “H”). 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. The multi-family development will include a total of 274 parking spaces, 168 of which will be covered garages, thereby meeting the 1.5 parking stall requirement for one and two-bedroom units. The development will also include additional amenities in the form of 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 overall 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 proposed include installation of a temporary stormwater basin on the 7.51-acre commercial site, streetlights, sewer lines, storm drainage, and public infrastructure such as electricity, gas, and water. Additional public street improvements will be conducted to North Linwood Street, a Collector Street, which will be widened to 42 feet within the boundaries of the subdivision, and North Demaree Street, a Minor Arterial which will be widened to 42 feet, again within the boundaries of the subdivision. A portion of West Riverway Avenue, existing as a Minor Arterial street east of this project, will also be improved as a local street within the project boundaries to provide access from the south. Areas of West Shannon Parkway Way and North Linwood Street adjacent to the 7.51 remainder parcel are depicted but will not be improved until such time as the remainder is developed. 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. Details for the proposed road improvements can be found in the site plan in Exhibit “A” and street/ditch cross sections in Exhibit “G”.

Primary access to Phase I of the subdivision will be from North Demaree Street, with additional access provided along West Riverway Avenue and North Chinowth Street. Phases 2 and 3 will also maintain access to Demaree, Riverway, and Chinowth via connection to local roads within Phase 1. Development of Phase 4 will provide access to North Linwood Street, providing superblock connectivity. 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. The street improvements associated with this subdivision are discussed in greater detail in the Street Improvements section of the report below.

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.

The applicant has provided floor plans and elevations for the single-family developments associated with the overall project. The Madison Collection (Lots 1 through 100) features seven different master plans, each with three different exterior treatment options. The Ariette Collection (Lots 101 through 309) contains five different master plans, each also with three different exterior treatment options. Ariette plans are all two-story units ranging in size from 1,553 square feet to 2,044 square feet of livable space. Madison plans contain a mix of single and two-story dwellings, ranging in size from 1,671 square feet to 3,152 square feet (see Exhibits “H” and “I”).

The parcel is surrounded by agricultural land in all directions, with the Shannon Ranch subdivision to the east, and Wild Horse Ranch subdivision to the south. The project site, and areas to the north, east, and west are currently outside City Limits and under the jurisdiction of the County of Tulare.

BACKGROUND INFORMATION
General Plan Land Use Designation: Residential Low Density, Residential Medium Density, Residential High Density, and Commercial
Neighborhood
Future City Zoning: 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)
Surrounding Zoning and Land Use: North: Tulare County Jurisdiction, AE-40 (Exclusive Agricultural Zone, 40 acre minimum) /
agricultural land
South: R-1-5, R-M-2 / Wild Horse Ranch subdivision,
agricultural land
East: Tulare County Jurisdiction, AE-20 (Exclusive
Agricultural Zone, 20 acre minimum), AE-40 /
Shannon Ranch subdivision, agricultural land
West: Tulare County jurisdiction, AE-40 / agricultural
land
Environmental Review: Initial Study / Mitigated Negative Declaration No. 2022- 39 Special Districts: None
Site Plan Review: SPR No. 2021-116 (Subdivision), 2021-141 (Multifamily Development)

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

SIMILAR PROJECTS
On May 9, 2022, the Planning Commission recommended City Council approve Annexation No. 2021-03, and approved Higgins Ranch Tentative Subdivision Map No. 5585 and Tentative Parcel Map No. 2022-01. The project was a request to annex and subdivide a 32.35-acre parcel into 174-lots for residential use consistent with the R-1-5 Zone.

On June 12, 2023, the Planning Commission recommended City Council approve Annexation No. 2022-05, and approved Pearl Woods Tentative Subdivision Map No. 5591 and Tentative Parcel Map No. 2023-07. The project was a request to annex and subdivide a 67.70-acre parcel into 273-lots for residential use consistent with the R-1-5 Zone.

On June 26, 2023, the Planning Commission recommended City Council approve Annexation No. 2022-03, and approved Barr and Wood Tentative Subdivision Map No. 5588, Conditional Use Permit No. 2022-06, and Tentative Parcel Map No. 2022-02. The project was a request to annex and subdivide a 69.35-acre parcel into 136 lots for residential use in the R-1-20 (Single Family Residential, 20,000 sq. ft. minimum site area) Zone.

PROJECT EVALUATION
Staff supports the annexation based on the project’s consistency with the Land Use Element of the General Plan. Specifically, Annexation No. 2022-02 will facilitate a residential subdivision development on a 59.84-acre site in a manner that is consistent with residential neighborhoods in the area. Furthermore, staff recommends approval of Belissa Tentative Subdivision Map No. 5587, Conditional Use Permit No. 2022-05, and Conditional Use Permit No. 2023-22 based on the project’s consistency with the Land Use Element of the General Plan, the Zoning and Subdivision Ordinances, Housing Accountability Act (Government Code section 65589.5), and the Visalia Housing Element. The subdivision map proposes to develop a parcel of land that is designated for residential development at a density prescribed in the 2030 Visalia General Plan.

Furthermore, the project is providing housing that meets the City’s Regional Housing Needs for the moderate-income level.

Annexation
The project proponents have filed an application to initiate the annexation of the 59.84-acre project site into the Visalia City Limits. 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 Boundary when it is consistent with the City’s Land Use Diagram. The site will be pre-zoned to R1-5, R-M-2, R-M-3, and C-N classifications, consistent with the subject sites General Plan land use designations of Residential Low Density, Residential Medium Density, Residential High Density, and Commercial Neighborhood.

The site will have access to requisite utility and infrastructure services, which will be readily available for connection upon development of the project. Though the project is not currently within City Limits, the applicant has submitted a Tentative Subdivision Map and two Conditional Use Permits to be considered along with the annexation request. 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. Staff have included this requirement as Condition No. 6 for Belissa Tentative Subdivision Map No. 5587.

General Plan Consistency
Land Use Element Policies
The project is consistent with Visalia General Plan Land Use Element Policy LU-P-21, which 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.

Low Density Residential
The project is consistent with Policy LU-P-55, which 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 singlefamily neighborhood character is maintained.” Medium Density Residential
The project is also consistent with Policy LU-P-56, which 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 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.” All aspects of the project related to Medium Density Residential development comply with this policy.

High Density Residential
Lastly, the project is consistent with Policy LU-P-57, which 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 component of the project, 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. Processing through a conditional use permit also ensures that the development will contribute positively to the existing and proposed residential development surrounding the multi-family complex.

Neighborhood Commercial
Though no commercial development is proposed with this submittal, the proposal nevertheless complies with aspects of Policy LU-P-67, which allows for development consistent with the Neighborhood Commercial land use designation. The policy calls for Neighborhood Commercial designations to accommodate “…small-scale commercial development that primarily serves surrounding residential areas.” Placement of single and multi-family residential uses in close proximity to the future neighborhood commercial area ensures compliance with the state goals of the policy.

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.

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 small-lot 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 deviations are discussed in the Planned Residential Development section of this report below. As it stands, the proposal meets the intent of the Low-Density and Medium Density Residential land use designations. The proposed deviations will still result in a development within the density limits of the land use designation, with larger, more compatible, lot sizes adjacent to existing single-family residential areas to the south.

Housing Accountability Act (Government Code section 66589.5) The Housing Accountability Act (HAA) requires local agencies to approve housing developments that are consistent with applicable general plan, zoning, and subdivision standards, including design review, if they were in effect at the time that the housing development application was deemed complete. A local agency cannot disapprove a project or lower its density unless it finds by a preponderance of the evidence that the project would have a specific, adverse impact on public health or safety, and that there is no feasible way to mitigate or avoid the impact1.

With approval of the attached Conditional Use Permit/Planned Residential Development, the project is consistent, compliant, and in conformity with the General Plan, Zoning Ordinance, and single-family residential development standards. The lots proposed for the Belissa subdivision meet density standards for the Low-Density, Medium Density, and High Density Residential land use designations and will be compatible with surrounding developed residential areas.

Furthermore, the subdivision will develop a network of local streets and improve adjacent Collector and Arterial public roadways, thereby facilitating increased street connectivity to accommodate future growth in the vicinity.

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 and its projected level of service (LOS) at opening year and at various increments, and the corresponding environmental impact as required by the California Environmental Quality Act (CEQA).

The TIA analyzed existing and proposed intersections within a one-mile radius of the project site.

The existing and new intersections studied are as follows:
• Akers Street & Avenue 320
• Demaree Street & Avenue 320
• Demaree Street & Pratt Road
• County Center Street & Pratt Rd
• Mooney Boulevard & Pratt Avenue
• Akers Street & Shannon Parkway
• Chinowth Street & Shannon Parkway
• Demaree Street & River Way Drive
• Demaree Street & Shannon Parkway
• County Center Street & Shannon
Parkway
• Demaree Street & Flagstaff Avenue
• Akers Street & Riggin Avenue
• Linwood Street & Riggin Avenue
• Demaree Street & Riggin Avenue
• County Center Street & Riggin Avenue
• Linwood Street & Ferguson Avenue
• Demaree Street & Ferguson Avenue
• Also included are the driveways for the
multi-family and retail portions of the
project.

The TIA 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
1 Gov. Code Section 65589.5(j)(1).

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 share payments, there will be a less than significant impact from the project on existing or proposed intersections.

City of Visalia Vehicle Miles Traveled (VMT) Thresholds and Implementation Guidelines Senate Bill (SB) 743, signed in 2013, changes the way transportation studies are conducted in California CEQA documents. Vehicle miles traveled (VMT) replaces motorist delay and level of service (LOS) as the metric for impact determination. As a result of the final rulemaking surrounding SB 743 and the implementation deadline of July 1, 2020, the City of Visalia adopted VMT thresholds and guidelines (City of Visalia VMT Thresholds and Implementation Guidelines, LSA, Adopted March 15, 2021) to address the shift from delay‐based LOS CEQA traffic analyses to VMT CEQA traffic analyses.

The adopted guidelines provide details on appropriate “screening thresholds” that can be used to identify when a proposed land use project is anticipated to result in a less-than-significant impact without conducting a more detailed VMT analysis. Screening thresholds include:

1. Residential and office projects within a Transit Priority Area.

2. Locally serving retail projects up to 50,000 square feet.

3. Residential, office, or mixed‐use projects within low‐VMT generating areas.

4. 100 percent affordable housing projects.

5. Projects that are consistent with the City’s General Plan and generating fewer than 1,000 daily trips.

A land use project need only meet one of the above screening thresholds to result in a less than significant impact.

The project will result in the addition of 309 single-family residential units and 168 multi-family units, resulting in an increase of population for the City. A rise in population for the area would result in an increased amount of VMT being produced. However, by using the City of Visalia online VMT screening application, the project was determined to be located in TAZ 1694. Utilizing the service population metric due to being a mixed-use project, the average VMT was determined to be 20.33 miles. The average VMT per service population for Tulare County is 29.0. Therefore, the project is determined to be in a low VMT zone, meeting the criteria for screening threshold No. 3 identified above. As a result, the project will result in a less than significant transportation impact.

Street Improvements
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.

Street Widening
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 LLD. All new utilities that will service the residential subdivision will be placed underground. Per the Phasing Plan in Exhibit “D”, 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.

Solid Waste/Fire Department Service
During the Site Plan Review process, concerns were identified by the Solid Waste Division and Fire Department regarding the maneuvering of solid waste and fire vehicles around the proposed modified knuckles within the small lot portion of the subdivision. The following recommendations were provided by Solid Waste and Fire staff to address the issues, and have been incorporated into the conditions of approval for Belissa Tentative Subdivision Map No. 5587:
• Condition No. 10 - That the local streets within Belissa Tentative Subdivision Map No. 5587 shall be kept free and clear of vehicles on trash pick-up days. Signage shall be placed throughout the subdivision informing residents of this requirement. • Condition No. 11 – That the curvilinear non-standard roadway knuckles within the small lot portion of Belissa Tentative Subdivision Map No. 5587 shall be painted red to prevent onstreet parking of vehicles.

Planned Residential Development
The applicant has submitted a Conditional Use Permit request for a Planned Residential Development (PRD) to allow deviations from R-1-5 and R-M-2 Zone development standards.

Proposed deviations are for reduced lot sizes, reduced setbacks, and non-standard roadway designs in the form of modified cul-de-sac knuckles.

Pursuant to Zoning Ordinance Chapter 17.26 (Planned Development), development standards may be deviated from in order to maximize the benefits derived from unique projects that could not otherwise be accommodated by adherence to Visalia Municipal Code standards. The proposed modifications can be supported on the basis that the resulting buildable lots, as conditioned, will be fully functional without undue intrusion or conflict with adjacent residences, there will be sufficient open space provided throughout the subdivision to accommodate the needs of residents, and because lots adjacent to typical single-family residential development is consistent with the development pattern and residential density of the adjacent areas. The applicant also proposes additional architectural ornamentation for residences built within the small-lot subdivision located in the Medium Density Residential portion of the project site (Note:
this is further discussed in the “Building Elevations/Floor Plans” section of this report).

Furthermore, lots within both the Low Density and Medium Density land use areas will be at densities well within the ranges required by each classification. At 5.7 units to the acre the Low Density Residential portion of the development is at the mid-range of the 2 to 10 units per acre density range of the Low-Density Residential land use designation. The 10 units to the acre density range proposed for the Medium Density Residential portion of the project site is similarly within the 10 to 15 unit density range of the Medium Density Residential land use designation.

Setback and street knuckle reductions are supported because sufficient open space is provided throughout the subdivision, in the form of pocket parks and trails. Additional, reduced setbacks permit the development small lots that nevertheless contain adequate space for the development of two to three bedroom units.

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 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-P-34.

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.

Landscape and Lighting Assessment District
A Landscaping and Lighting District (LLD) will be required for the long-term maintenance of the outlots, which includes the pocket parks, block walls, streetlights, landscaping, and all park amenities as noted on the subdivision map in Exhibit “A”.

The block walls along street frontages will be typical City standard block walls. The subdivision map block wall heights will be reduced to three feet where the block wall runs adjacent to the front yard setback areas. The three-foot transition areas are applicable for the corner residential lots within the subdivision. Staff has included this requirement as Tentative Subdivision Map Condition of Approval No. 5.

Outlots for Parks and Canal
The project delineates eleven outlots for use as pocket parks, and two outlots for canal use.

Details for the outlots are as follows:
• 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.
• Canal: The existing Modoc Ditch runs along the eastern portion of the project site. Outlots Q and R will be dedicated to the City and 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 Q and R that are adjacent to residential lots will be separated by wood fencing.

Infrastructure
The project will require improvements to the following infrastructure:
• Water Service: Staff has included Condition No. 8 for Belissa Tentative Subdivision Map No. 5587, Condition No. 11 for Conditional Use Permit No. 2022-06, and Condition No. 11 for Conditional Use Permit No. 2023-22, which requires a valid Will Serve Letter from the California Water Service Company if, prior to development of the subdivision and/or multifamily complex, the determination of water availability letter lapses. • 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: Per Exhibit “A”, the subdivision will incorporate a temporary stormwater basin located on the remainder lot. The map also 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: Development of local roadways for the Belissa Subdivision will necessitate the installation of a culvert crossing for the Modoc Ditch. Site Plan Review comments from the Engineering Division require coordination with the City, Modoc Ditch Company, and developer for installation of the culvert crossing.
• Emergency Access: Engineering Division and Fire Department staff have provided comment noting that a secondary emergency access shall be provided at Lots 238 and 239 of the subdivision if the multi-family development will not contain fire sprinklers. This is included as Belissa Tentative Subdivision Map No. 5587 Condition of Approval No. 9. • Multi-family Drive Approach: Engineering Division staff also note that the northernmost drive approach along the western boundary of the proposed multi-family development does not meet the 200-foot minimum separation requirement from the Linwood Street/Coburn Avenue intersection. Compliance with this requirement is included as Condition No. 10 of Conditional Use Permit No. 2023-22.

Infrastructure improvements are codified via Condition No. 1 of the Belissa Tentative Subdivision Map No. 5587, Condition No. 2 of Conditional Use Permit No. 2022-05, and Condition No. 2 of Conditional Use Permit No. 2023-22.

Building Elevations/Floor Plans
Building elevations and floor plans for the development are included in Exhibits “H” and “I”. Per the submittal, Ariette plans are all two-story units ranging in size from 1,553 square feet to 2,044 square feet of livable space. Madison plans contain a mix of single and two-story dwellings, ranging in size from 1,671 square feet to 3,152 square feet.

The proposed street facing façades of the Madison units will feature a mix of modern, farmhouse, and Spanish style architectural ornamentation, such as batten siding, shutters, mission tile roofing, and decorative vents. Ariette units will contains similar architectural elements, but will incorporate additional ornamentation onto non-street facing building exteriors in the form of shutters and foam trim around windows.

As a Planned Unit Development, the Visalia Municipal Code encourages maximizing benefits to future residents of the subdivision. To that effect, staff recommends the inclusion of Condition of Approval No. 9 for Conditional Use Permit No. 2022-05, requiring that the Madison units contain exterior ornamentation on the rear and side yards of all two-story units. This will increase compatibility with the Ariette units, which contain ornamentation on all four building exteriors, and improve the visual aesthetic of the development as a whole.

Consistency with the exterior elevations will be enforced through the Building Permit process.

Good Neighbor Policies and Management and Maintenance Standards The 168-unit multi-family complex is subject to the City’s Good Neighbor Policies (GNPs) for multifamily residential development. The GNPs are a set of management and maintenance requirements that address the common maintenance of buildings and grounds. The GNPs prohibit the storage of boats, trailers, and recreational vehicles over one ton outside of carports, and require all buildings, mechanical equipment, and grounds to be maintained in good working order and in a neat and orderly fashion.

To ensure that these requirements are addressed and are consistent with the conditions placed on the subject multi-family complex, staff recommends that management and maintenance conditions be included as a part of the multi-family conditional use permit, via Condition No. 9 of Conditional Use Permit No. 2023-22. Among the recommended conditions are 24-hour availability for Visalia Police Department to maintenance and/or management staff. Maintenance and management staff shall either be on-site or available by telephone at all times, with phone numbers to be provided to the Police Department dispatch center.

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

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

Staff has reviewed the seven findings for a cause of denial and finds that none of the findings can be made for the proposed project. The seven findings and staff’s analysis are below.

Recommended findings in response to this Government Code section are included in the recommended findings for the approval of the tentative subdivision and tentative parcel map.

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

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

The proposed design and improvement of the map
has been found to be consistent with the City’s
General Plan. This is included as recommended
Finding No. 1 of the Tentative Subdivision Map.

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

The site is physically suitable for the proposed map
and its affiliated development plan, which is
designated as Residential Low Density, Residential
Medium Density, Residential High Density, and
Commercial Neighborhood and developed at a
density of 5.7 units per acre for the Low Density
Residential portion of the project site, 10 units per
acre for the Medium Density Residential portion of
the project site, and 22 units to the acre for the High Density Residential portion of the project site. This
is included as recommended Finding No. 3 of the
Tentative Subdivision Map.
(d) That the site is not physically suitable for the
proposed density of development.

The site is physically suitable for the proposed map
and its affiliated development plan, which is
designated as Residential Low Density, Residential
Medium Density, Residential High Density, and
Commercial Neighborhood. This is included as
recommended Finding No. 4 of the Tentative
Subdivision Map.
(e) That the design of the subdivision or the proposed
improvements are likely to cause substantial
environmental damage or substantially and avoidably
injure fish or wildlife or their habitat.

The proposed design and improvements of the map
have not been found likely to cause environmental
damage or substantially and avoidably injure fish or
wildlife or their habitat. This finding is further
supported by the project’s determination of no new
effects under the Guidelines for the Implementation
of the California Environmental Quality Act (CEQA),
included as recommended Finding No. 8 of the
Tentative Subdivision and Tentative Parcel Maps.
(f) That the design of the subdivision or type of
improvements is likely to cause serious public health
problems.

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

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

Environmental 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.

A 20-day review and comment period through the State Clearing House for the Initial Study began on August 10, 2023, and ended on August 29, 2023.

No formal comments were received as of the publication of this report. With the mitigation incorporated into the project, staff concludes that Initial Study and Mitigated Negative Declaration No. 2022-39 adequately analyzes and addresses the proposed project and reduces environmental impacts to a less than significant level.

RECOMMENDED FINDINGS
Annexation No. 2022-02

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

2. That the proposed Annexation, which will re-designate 59.84-acres of AE-40 (Agricultural Exclusive, 40-acre minimum site area) County zone district to an 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) City zone districts and will not impose new land uses or development that will adversely affect the subject site or adjacent properties.

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

4. That the parcel will be annexed into Voting District 1 per the Council Election Voting District Map.

5. That an Initial Study was prepared for this project, consistent with CEQA, which disclosed that environmental impacts are determined to be not significant and that Mitigated Negative Declaration No. 2022-39, is hereby adopted. Furthermore, the design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat.

Belissa Tentative Subdivision Map No. 5587

1. That the proposed location and layout of the Belissa Tentative Subdivision Map No. 5587, its improvements and design, and the conditions under which it will be maintained are consistent with the policies and intent of the General Plan, Zoning Ordinance, and Subdivision Ordinance.

The 59.84-acre project site, which is the site of the proposed 309-lot single-family residential subdivision, 168-unit multi-family complex, and 7.51-acre Neighborhood Commercial remainder, is consistent with Land Use Policy LU-P-21 of the General Plan. Policy LU-P-21 allows for the “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”.

2. That the proposed Belissa Tentative Subdivision Map No. 5587, its improvements and design, and the conditions under which it will be maintained will not be detrimental to the public health, safety, or welfare, nor materially injurious to properties or improvements in the vicinity, nor is it likely to cause serious public health problems. The proposed tentative subdivision map will be compatible with adjacent land uses. The project site is bordered by existing residential development, and arterial/collector streets.

3. That the site is physically suitable for the proposed tentative subdivision map. The Belissa Tentative Subdivision Map No. 5587 is consistent with the intent of the General Plan, Zoning Ordinance, and Subdivision Ordinance, and is not detrimental to the public health, safety, or welfare or materially injurious to properties or improvements in the vicinity. The project site is adjacent to land zoned for residential development, and the subdivision establishes an arterial, collector, and local street pattern that will serve the subject site and the future development of vacant parcels located to the north, east, and west of the subject site.

4. That the site is physically suitable for the proposed tentative subdivision map and the project’s density, which is consistent with the underlying Residential Low Density, Residential Medium Density, Residential High Density, and Commercial Neighborhood General Plan Land Use Designations. The proposed location and layout of the Belissa Tentative Subdivision Map No. 5587, its improvement and design, and the conditions under which it will be maintained is consistent with the policies and intent of the General Plan, Zoning Ordinance, and Subdivision Ordinance. The 59.84-acre project site, which is the site of the proposed 309-lot single-family residential subdivision, 168-unit multi-family development, and 7.51-acre Neighborhood Commercial remainder, is consistent with Land Use Policy LU-P-21.

5. That the proposed Belissa Tentative Subdivision Map No. 5587, the design of the subdivision or the type of improvements proposed will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. The 309-lot subdivision and 168-unit multi-family complex are designed to comply with the City’s Engineering Improvement Standards for major streets. The development of the site with a 309-lot subdivision and 168-unit multi-family complex will improve arterial and collector streets (North Demaree Street, North Linwood Street, and West Riverway Avenue), and extend local streets, infrastructure improvements, utilities, right-of-way improvements and a residential lot pattern consistent with existing residential development found in the area.

6. The proposed location of the tentative subdivision map is in accordance with the Visalia General Plan and the objectives of the Zoning and Subdivision Ordinances. The proposed location of the subdivision is in accordance with the objectives of the Zoning Ordinance and the purposes of the zones in which the site is located. Multiple General Plan policies identify the implementation of development standards to ensure that new single-family residential development will contribute to positive land use compatibility. The size of the property combined with the number of residential lots proposed is consistent and compatible with existing surrounding residential development.

The proposed project will result in the creation of 159 single-family lots within the Low-Density Residential/R-1-5 portion of the project site, comprising a density of 5.7 dwelling units per acre, the creation of 150 single-family lots within the Medium-Density Residential/R-M-2 portion of the project site comprising a density of 10 dwelling units per acre, and the creation of 168 multi-family units within the High-Density Residential/R-M-3 portion of the project site comprising 22 dwelling units per acre, and one 7.51 acre remainder lot, which are all consistent with General Plan land use designations of Residential Low Density, Residential Medium Density, Residential High Density, Neighborhood Commercial, and their corresponding zonings designations of R-1-5, R-M-2, R-M-3, and C-N that will be applied to the site when annexed into the city limits.

7. The Housing Accountability Act (GC section 66589.5) requires local agencies to approve housing developments that are consistent with applicable, objective general plan, zoning, and subdivision standards in effect at the time that the housing development project’s application is determined to be complete. A local agency cannot disapprove a project or lower its density unless it finds by a preponderance of the evidence that the project would have a specific, adverse impact on public health or safety, and there is no feasible way to mitigate or avoid the impact. There is no evidence that the project would cause quantifiable significant unavoidable impacts on public health and safety. The project is consistent, compliant, and in conformity with the General Plan, Zoning Ordinance, and development standards.

8. 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. Furthermore, the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat.

Conditional Use Permit No. 2022-05 and Conditional Use Permit No. 2023-22

1. That the proposed project, as conditioned, will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity.

2. That the proposed conditional use permit is consistent with the policies and intent of the General Plan and Zoning Ordinance. Specifically, the project is consistent with the required findings of Zoning Ordinance Section 17.38.110:
a. The proposed location of the conditional use is in accordance with the objectives of the Zoning Ordinance and the purposes of the zone in which the site is located. The proposed modifications to the R-1-5 and R-M-3 zone standards result in buildable lots, as conditioned, that will be fully functional without undue intrusion or conflict with adjacent residences, and which are consistent with the development pattern and residential density of the surrounding area. The 5.7 units per acre density range of the project site within the Low Density Residential land use designation, the 10 units per acre density range of the project site within the Medium Density Residential land use designation, and the 22 unit per acre density range of the project within the High Density Residential land use designation, are all in keeping with the respective Low, Medium, and High Density Residential land use designations and assist in maximizing the lands usage. Setback reductions maintain typical residential standards and dwelling sizes and are offset by the inclusion of pocket parks with amenities placed throughout the subdivision. Furthermore, local streets and infrastructure to be installed shall maintain adequate circulation throughout the site, providing access to amenities within and outside of the development. b. The proposed location of the conditional use and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety, or welfare, nor materially injurious to properties or improvements in the vicinity. The proposed tentative subdivision map and multi-family complex will be compatible with adjacent residential land uses and will improve circulation in the area via improvements to adjacent arterial and collector streets.
c. That the proposed project is consistent with the policies and intent of the General Plan, Zoning Ordinance, and Subdivision Ordinance The project specifically supports General Plan Land Use policies related to efficient land use absorption (Policy LU-P-21, LU-P-55, LU-P-56, LU-P-57, and LU-P-67).

3. 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. Furthermore, the design of the subdivision, multifamily development, and the proposed improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat.

RECOMMENDED CONDITIONS
Annexation No. 2022-02

1. 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), RM-3 (Multi-Family Residential, 1,200 sq. ft. minimum site area per dwelling), and C-N (Commercial Neighborhood), consistent with the pre-zoning designated by the General Plan Land Use Map.

2. That the applicant(s) enter into a Pre-Annexation Agreement with the City which memorializes the required fees, policies, and other conditions applicable to the annexation. The draft PreAnnexation Agreement is attached herein as Attachment “B” of Resolution No. 2022-14. The agreement is subject to final approval by the City Council of the City of Visalia.

Belissa Tentative Subdivision Map No. 5587

1. That the subdivision map be developed in substantial compliance with the comments and conditions of the Site Plan Review Committee as set forth under Site Plan Review No. 2021- 116 and Site Plan Review No. 2021-141, incorporated herein by reference.

2. That the Belissa Tentative Subdivision Map No. 5587 be prepared in substantial compliance with the subdivision map in Exhibit “A”.

3. That setbacks for the Belissa Tentative Subdivision Map No 5587 shall be as follows:

SETBACK STANDARDS (MADISON COLLECTION, LOTS 1 - 100)
Front Yard Side Yard Street Side
Yard
Rear Yard Garage
EXISTING R-1-5 SETBACKS 15 5 10 25 22
PROPOSED SETBACKS 10 5 10 10 20
SETBACK STANDARDS (ARIETTE COLLECTION, LOTS 101 - 309)
Front
Yard
Side Yard Street
Side
Yard
Rear
Yard
Garage
EXISTING R-M-2 SETBACKS 15 5 10 25 22
PROPOSED SETBACKS 10 3 and 5, with larger side yard to be adjacent to garage for trash
receptable storage.
10 10 20

4. That the block walls located within the Landscape and Lighting District lots shall transition to three-foot height within the 15-foot front yard setback areas of the adjoining residential lots of the Belissa Tentative Subdivision Map No. 5587 (Exhibit “A”).

5. That approval of the Belissa Tentative Subdivision Map No. 5587 shall not become effective unless Annexation No. 2022-02, placing the project site within the corporate limits of the City of Visalia, is approved by the Tulare County Local Agency Formation Commission (LAFCO), and is fully executed to include all conditions contained in the Pre-Annexation Agreement for Annexation No. 2022-02.

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

7. That the mitigation measures found within the Mitigation Monitoring Plan for Mitigated Negative Declaration No. 2022-39 are hereby incorporated as conditions of the Belissa Tentative Subdivision Map No. 5587.

8. That the project be developed in substantial compliance with all improvements depicted and described in Exhibits “A” through “J”.

9. That a secondary emergency access shall be provided at Lots 238 and 239 of the subdivision if the multi-family development will not contain fire sprinklers.

10.That the local streets within Belissa Tentative Subdivision Map No. 5587 shall be kept free and clear of vehicles on trash pick-up days. Signage shall be placed throughout the subdivision informing residents of this requirement.

11.That the curvilinear non-standard roadway knuckles within the small lot portion of Belissa Tentative Subdivision Map No. 5587 shall be painted red to prevent on-street parking of vehicles.

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

Conditional Use Permit No. 2022-05

1. That the planned residential development be prepared in substantial compliance with Exhibit “A”, which incorporates a total of 309 single-family residential units and related public and private infrastructure.

2. That the subdivision map be developed in substantial compliance with the comments and conditions of the Site Plan Review Committee as set forth under Site Plan Review No. 2021- 116 and Site Plan Review No. 2021-141, incorporated herein by reference.

3. That the project be developed in substantial compliance with all improvements depicted and described in Exhibits “A” through “J”.

4. That Belissa Tentative Subdivision Map No. 5587 shall be approved, and that requirements of the use permit which relate to this map shall be fulfilled.

5. That the timeline for the lapse of this Conditional Use Permit shall be tied to the timeline for the Belissa Tentative Subdivision Map No. 5587.

6. That setbacks for the Belissa Tentative Subdivision Map No 5587 shall be as follows:

SETBACK STANDARDS (MADISON COLLECTION, LOTS 1 - 100)
Front Yard Side Yard Street
Side
Yard
Rear Yard Garage
EXISTING R-1-5 SETBACKS 15 5 10 25 22
PROPOSED SETBACKS 10 5 10 10 20
SETBACK STANDARDS (ARIETTE COLLECTION, LOTS 101 - 309)
Front
Yard
Side Yard Street
Side
Yard
Rear
Yard
Garage
EXISTING R-M-2 SETBACKS 15 5 10 25 22
PROPOSED SETBACKS 10 3 and 5, with larger side yard to
be adjacent to garage for trash
receptable storage.
10 10 20

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

8. That the mitigation measures found within the Mitigation Monitoring Plan for Mitigated Negative Declaration No. 2022-39 are hereby incorporated as conditions of the Belissa Tentative Subdivision Map No. 5587.

9. That the Madison units (Lots 1 through 100) included additional exterior ornamentation on the rear and side yards of all two-story units.

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

Conditional Use Permit No. 2023-22

1. That the project be developed in substantial compliance with the comments and conditions of the Site Plan Review Committee as set forth under Site Plan Review No. 2021-116 and Site Plan Review No. 2021-141, incorporated herein by reference.

2. That the project be developed in substantial compliance with all improvements depicted and described in Exhibits “A” through “J”.

3. That the timeline for the lapse of this Conditional Use Permit shall be tied to the timeline for the Belissa Tentative Subdivision Map No. 5587.

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

5. That the mitigation measures found within the Mitigation Monitoring Plan for Mitigated Negative Declaration No. 2022-39 are hereby incorporated as conditions of the Belissa Tentative Subdivision Map No. 5587.

6. That the community building, pool with spa, park area, and open space shall be installed as a part of the development and maintained in good working/accessible order.

7. That landscape and irrigation plans, prepared in accordance with the City of Visalia Model Water Efficient Landscape Ordinance (MWELO), shall be included in the construction document plans submitted for either grading or building construction permits. Prior to the project receiving final approved permits, a signed Certificate of Compliance stating that the project meets MWELO standards shall be submitted to the City.

8. That a valid will-serve letter for the providing of domestic water service be obtained for the development prior to development.

9. That the owner/operator(s) of all multiple family residential units shall be subject to the following conditions:

A. Maintenance and Operations
i. All development standards, City codes, and ordinances shall be continuously met for this apartment/residential complex. Buildings and premises, including paint/siding, roofs, windows, fences, parking lots, and landscaping shall be kept in good repair. Premises shall be kept free of junk, debris. ii. Provide a regular program for the control of infestation by insects, rodents, and other pests at the initiation of the tenancy and control infestation during the tenancy.
iii. Where the condition is attributable to normal wear and tear, make repairs and arrangements necessary to put and keep the premise in as good condition as it by law or rental agreement should have been at the commencement of tenant occupation.
iv. Maintain all electrical, plumbing, heating, and other facilities in good working order.
v. Maintain all dwelling units in reasonably weather tight condition and good exterior appearance.
vi. Remove graffiti within 24 hours of it having been observed. vii. Recreation facilities shall be for tenant use only. viii. Provide 24 hour access for Visalia Police Department to Maintenance and/or Management Staff. Maintenance and/or Management Staff shall be available by telephone or pager at all times, with phone numbers to be provided to the Police Department dispatch center and kept current at all times. ix. Establish and conduct a regular program of routine maintenance for the apartment/residential complex. Such a program shall include, but not necessarily be limited to: regular inspections of common areas and scheduled re-paintings, re-plantings, and other similar activities that typically require attention at periodic intervals but not necessarily continuously. x. The name and phone number of the management company shall be posted in a prominent location at the front of the property.

B. Landscape Care and Maintenance
i. Automatic irrigation systems shall be maintained.
ii. All plant materials (trees, shrubs, and groundcover) shall be maintained so that harm from physical damage or injury arising from vehicle damage, lack of water, chemical damage, insects, and other pests is minimized. iii. It is the responsibility of the property owners to seek professional advice and spray and treat trees, shrubs, and groundcover for diseases which can be successfully controlled if such untreated diseases are capable of destroying an infected tree or other trees within a project.
iv. Maintain decorative planting so as not to obstruct or diminish lighting level throughout the apartment/residential complex. Landscaping shall not obscure common areas.

C. Parking - The parking of inoperative vehicles on-site, and boats, trucks (one-ton capacity and over), trailers, and/or recreational vehicles in the apartment/residential complex is not allowed.

D. Tenant Agreement - The tenant agreement for the complex must contain the following:
i. Standards of aesthetics for renters in regard to the use and conditions of the areas of the units visible from the outside (patios, entryways). ii. Hours when noise is not acceptable, based upon Community Noise Standards, additional standards may be applied within the apartment/residential complex. iii. Rules for use of open areas/recreational areas of the site in regard to drinking, congregating, or public nuisance activities.
iv. Prohibition on inoperable vehicles on-site, and boats, trucks (one-ton capacity and over), trailers and/or recreational vehicles.
v. Standards of behavior for tenants that could lead to eviction. vi. All tenants shall read and receive a copy of the Tenant Agreement.

10.That the northernmost drive approach along the western boundary of the proposed multi-family development be located a minimum 200 feet from the Linwood Street/Coburn Avenue intersection.

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

APPEAL INFORMATION
Annexation
For the Annexation, the Planning Commission’s recommendation is advisory only. The final decision will be by the Visalia City Council following a public hearing. Therefore, the Planning Commission’s recommendation in this matter is not appealable.

Belissa Tentative Subdivision Map No. 5587, Conditional Use Permit No. 2022-05, and Conditional Use Permit No. 2023-22
According to the City of Visalia Subdivision Ordinance Section 16.28.080, an appeal to the City Council may be submitted within ten days following the date of a decision by the Planning Commission. An appeal with applicable fees shall be in writing and shall be filed with the City Clerk at 220 North Santa Fe St., Visalia, CA. The appeal shall specify errors or abuses of discretion by the Planning Commission, or decisions not supported by the evidence in the record.

The appeal form can be found on the City’s website www.visalia.city or from the City Clerk.

Attachments:
• Related Plans and Policies
• Resolution No. 2022-14 – Annexation No. 2022-02
- Attachment “A” – Annexation Area
- Attachment “B” – Annexation Agreement
• Resolution No. 2022-12 – Belissa Tentative Subdivision Map No. 5587 • Resolution No. 2022-13 – Conditional Use Permit No. 2022-05 • Resolution No. 2023-2 – Conditional Use Permit No. 2023-22 • Exhibit "A" – Belissa Tentative Subdivision Map No. 5587 • Exhibit “B” – Annexation Area
• Exhibit “C” – Multi-family Development Plan
• Exhibit “D” – Phasing Plan
• Exhibit “E” – Wall/Fencing Plan
• Exhibit “F” – Setbacks Exhibit
• Exhibit “G” – Street/Ditch Cross Sections, Modified Knuckle Exhibit • Exhibit “H” – Building Elevations (Ariette and Madison models, multi-family development) • Exhibit “I” – Floor Plans (Ariette and Madison models, multi-family development) • Exhibit “J” – Project Narrative
• Exhibit “K” – Landscape Plan (subdivision and multi-family development) • Exhibit “J” – General Plan Land Use Exhibit
• Initial Study / Mitigated Negative Declaration No. 2022-39 • Site Plan Review Item No. 2021-116 (Subdivision)
• Site Plan Review Item No. 2021-141 (Multi-family Development) • General Plan Land Use Map
• Zoning Map
• Aerial Map
• Location Map

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

General Plan Land Use Policies:

LU-P-21:Allow annexation and development of residential, commercial, regional retail, and industrial land to occur within the Urban Development Boundary (Tier II) and the Urban Growth Boundary (Tier III) consistent with the City’s Land Use Diagram, according to the following phasing thresholds: • “Tier II”: Tier II supports a target buildout population of approximately 178,000. The expansion criteria for land in Tier II is that land would only become available for development when building permits have been issued in Tier I at the following levels, starting from April 1, 2010:

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

LU-P-55: Update the Zoning Ordinance to reflect the Low Density Residential designation on the Land Use Diagram for development at 2 to 10 dwelling units per gross acre, facilitating new planned neighborhoods and infill development in established areas. This designation is intended to provide for single-family detached housing with densities typical of single-family subdivisions.

Duplex units, townhouses, and small-lot detached housing may be incorporated as part of Low Density Residential developments. Development standards will ensure that a desirable singlefamily neighborhood character is maintained.

LU-P-56: Update the Zoning Ordinance to reflect the Medium Density Residential designation on the Land Use Diagram for development at 10 to 15 dwelling units per gross acre.

This designation can accommodate a mix of housing types including small-lot single-family, townhouses, two- and four-plexes, and garden apartments, on infill lots or new development areas within walking distance of neighborhood nodes and corridors. Medium Density Residential development may also be permitted on corner lots in single-family zones and in infill areas where it can be made to be consistent with adjacent properties through the conditional use process. 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.

LU-P-57: Update the Zoning Ordinance to reflect the High Density Residential designation on the Land Use Diagram for development at 15 to 35 dwelling units per gross acre, accommodating townhouses, twoand four-plexes, and multistory condominium and apartment buildings. The designation is appropriate for some infill sites and new areas in close proximity to neighborhood centers and major transportation routes.

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. Development standards will ensure that new development contributes positively to the creation of neighborhood nodes or districts.

Projects on sites larger than five acres or involving more than 60 units will require discretionary review LU-P-67: Update the Zoning Ordinance to reflect the Neighborhood Commercial designation on the Land Use Diagram, intended for small-scale commercial development that primarily serves surrounding residential areas, wherein small office uses as well as horizontal or vertical residential mixed use are also supported. Provide standards to ensure that neighborhood commercial uses are economically-viable and also integrated into neighborhoods, with multimodal access and context-sensitive design.

Neighborhood Commercial development shall be subject to design review and public input. If residential uses are included, density should be 10 to 15 dwelling units per gross acre. Shopping centers in Neighborhood Commercial areas shall have the following characteristics:
• Anchored by a grocery store or similar business offering fresh produce, poultry, fish and meat; • Include smaller in-line stores of less than 10,000 square feet; • Total size of 5 to 12 acres or as shown on the Land Use Diagram; and • Integrated with surrounding neighborhood uses in terms of design, with negative impacts minimized.
• Located no closer than one mile from other General Plan-designated Neighborhood Commercial or Community Commercial locations, or from existing grocery stores. • No individual tenant shall be larger than 40,000 square feet in size.

Standards for Neighborhood Commercial development also shall require design measures that create a walkable environment and require local street and pedestrian connections. Alterations and additions in existing nonconforming centers may be permitted, subject to design review and conditions of approval to minimize neighborhood impacts.

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

17.12.010 Purpose and intent.

In the R-1 single-family residential zones (R-1-5, R-1-12.5, and R-1-20), the purpose and intent is to provide living area within the city where development is limited to low density concentrations of one-family dwellings where regulations are designed to accomplish the following: to promote and encourage a suitable environment for family life; to provide space for community facilities needed to compliment urban residential areas and for institutions that require a residential environment; to minimize traffic congestion and to avoid an overload of utilities designed to service only low density residential use.

17.12.015 Applicability.

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

17.12.020 Permitted uses.

In the R-1 single-family residential zones, the following uses shall be permitted by right:

A. One-family dwellings;
B. Raising of fruit and nut trees, vegetables and horticultural specialties; C. Accessory structures located on the same site with a permitted use including private garages and carports, one guest house, storehouses, garden structures, green houses, recreation room and hobby shops;
D. Swimming pools used solely by persons resident on the site and their guests; provided, that no swimming pool or accessory mechanical equipment shall be located in a required front yard or in a required side yard;
E. Temporary subdivision sales offices;
F. Licensed day care for a maximum of fourteen (14) children in addition to the residing family; G. Twenty-four (24) hour residential care facilities or foster homes, for a maximum of six individuals in addition to the residing family;
H. Signs subject to the provisions of Chapter 17.48;
I. The keeping of household pets, subject to the definition of household pets set forth in Section

17.04.030;
J. Accessory dwelling units as specified in Sections 17.12.140 through 17.12.200; K. Adult day care up to twelve (12) persons in addition to the residing family; L. Other uses similar in nature and intensity as determined by the city planner; M. Legally existing multiple family units, and expansion or reconstruction as provided in Section

17.12.070.

N. Transitional or supportive housing for six (6) or fewer resident/clients.

O. In the R-1-20 zone only, the breeding, hatching, raising and fattening of birds, rabbits, chinchillas, hamsters, other small animals and fowl, on a domestic noncommercial scale, provided that there shall not be less than one thousand (1,000) square feet of site area for each fowl or animal and provided that no structure housing poultry or small animals shall be closer than fifty (50) feet to any property line, closer than twenty-five (25) feet to any dwelling on the site, or closer than fifty (50) feet to any other dwelling; P. In the R-1-20 zone only, the raising of livestock, except pigs of any kind, subject to the exception of not more than two cows, two horses, four sheep or four goats for each site, shall be permitted; provided, that there be no limitation on the number of livestock permitted on a site with an area of ten acres or more and provided that no stable be located closer than fifty (50) feet to any dwelling on the site or closer than one hundred (100) feet to any other dwelling;

17.12.030 Accessory uses.

In the R-1 single-family residential zone, the following accessory uses shall be permitted, subject to specified provisions:

A. Home occupations subject to the provisions of Section 17.32.030; B. Accessory buildings subject to the provisions of Section 17.12.100(B).

C. Cottage Food Operations subject to the provisions of Health and Safety Code 113758 and Section

17.32.035.

17.12.040 Conditional uses.

In the R-1 single-family residential zone, the following conditional uses may be permitted in accordance with the provisions of Chapter 17.38:

A. Planned development subject to the provisions of Chapter 17.26; B. Public and quasi-public uses of an educational or religious type including public and parochial elementary schools, junior high schools, high schools and colleges; nursery schools, licensed day care facilities for more than fourteen (14) children; churches, parsonages and other religious institutions; C. Public and private charitable institutions, general hospitals, sanitariums, nursing and convalescent homes; not including specialized hospitals, sanitariums, or nursing, rest and convalescent homes including care for acute psychiatric, drug addiction or alcoholism cases; D. Public uses of an administrative, recreational, public service or cultural type including city, county, state or federal administrative centers and courts, libraries, museums, art galleries, police and fire stations, ambulance service and other public building, structures and facilities; public playgrounds, parks and community centers;
E. Electric distribution substations;
F. Gas regulator stations;
G. Public service pumping stations, i.e., community water service wells; H. Communications equipment buildings;
I. Planned neighborhood commercial center subject to the provisions of Chapter 17.26; J. Residential development specifically designed for senior housing; K. Mobile home parks in conformance with Section 17.32.040; L. [Reserved.] M. Residential developments utilizing private streets in which the net lot area (lot area not including street area) meets or exceeds the site area prescribed by this article and in which the private streets are designed and constructed to meet or exceed public street standards; N. Adult day care in excess of twelve (12) persons;
O. Duplexes on corner lots;
P. Twenty-four (24) hour residential care facilities or foster homes for more than six individuals in addition to the residing family;
Q. Residential structures and accessory buildings totaling more than ten thousand (10,000) square feet; R. Other uses similar in nature and intensity as determined by the city planner.

S. Transitional or supportive housing for seven (7) or more resident/clients.

17.12.050 Site area.

The minimum site area shall be as follows:

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

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

17.12.060 One dwelling unit per site.

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

17.12.070 Replacement and expansion of legally existing multiple family units.

In accordance with Sections 17.12.020 legally existing multiple family units may be expanded or replaced if destroyed by fire or other disaster subject to the following criteria:

A. A site plan review permit as provided in Chapter 17.28 is required for all expansions or replacements.

B. Replacement/expansion of unit(s) shall be designed and constructed in an architectural style compatible with the existing single-family units in the neighborhood. Review of elevations for replacement/expansion shall occur through the site plan review process. Appeals to architectural requirements of the site plan review committee shall be subject to the appeals process set forth in Chapter

17.28.050.

C. Setbacks and related development standards shall be consistent with existing single-family units in the neighborhood.

D. Parking requirements set forth in Section 17.34.020 and landscaping requirements shall meet current city standards and shall apply to the entire site(s), not just the replacement unit(s) or expanded area, which may result in the reduction of the number of units on the site.

E. The number of multiple family units on the site shall not be increased.

F. All rights established under Sections 17.12.020and 17.12.070 shall be null and void one hundred eighty (180) days after the date that the unit(s) are destroyed (or rendered uninhabitable), unless a building permit has been obtained and diligent pursuit of construction has commenced. The approval of a site plan review permit does not constitute compliance with this requirement.

17.12.080 Front yard.

A. The minimum front yard shall be as follows:

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

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

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

17.12.090 Side yards.

A. The minimum side yard shall be five feet in the R-1-5 and R-1-12.5 zone subject to the exception that on the street side of a corner lot the side yard shall be not less than ten feet and twenty-two (22) feet for front loading garages or other parking facilities, such as, but not limited to, carports, shade canopies, or porte cocheres.

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

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

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

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

F. The placement of any mechanical equipment, including but not limited to, pool/spa equipment and evaporative coolers shall not be permitted in the five-foot side yard within the buildable area of the lot, or within five feet of rear/side property lines that are adjacent to the required side yard on adjoining lots. This provision shall not apply to street side yards on corner lots, nor shall it prohibit the surface mounting of utility meters and/or the placement of fixtures and utility lines as approved by the building and planning divisions.

17.12.100 Rear yard.

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

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

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

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

17.12.110 Height of structures.

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

17.12.120 Off-street parking.

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

17.12.130 Fences, walls and hedges.

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

17.36.030.

17.12.135 Lot area less than 5,000 square feet.

A. Notwithstanding Section 17.12.050, lots in the R-1-5 zone may have a lot area of between 3,600 and 4,999 square feet if all of the following standards are met:

1. The Planning Commission finds that the development's overall density is consistent with the General Plan.

2. The maximum number of lots less than 5,000 square feet that may be approved by a tentative subdivision map shall be fifty (50) percent or less of the total lots.

3. Streets shall be constructed to public street standards.

4. Each subdivision with at least 15 lots that are less than 5,000 square feet in size shall make available to buyers at least three (3) different small lot floor plans with at least four (4) available elevation designs for each floor plan to construct on those lots.

5. The primary frontage of the dwelling unit shall face a public street, primary entryway, circulation walkway, or open space with sidewalks that provide delineated paths of travel.

6. The primary frontage of the dwelling unit shall include the primary entrance and at least one window.

7. Required covered parking spaces shall be in garages. Carports are prohibited.

8. The width of the garage shall not be greater than fifty (50) percent of the width of the dwelling unit.

9. The garage shall not extend beyond the front building facade (living area.)

10. All dwelling units shall include a covered front porch at least four (4) feet deep and six (6) feet wide or an uncovered front courtyard at least five (5) feet wide and five (5) feet deep that is surrounded on four sides by the dwelling unit or a wall or fence between three (3) and four (4) feet high with a pedestrian gate or entryway.

11. The building official shall not approve a building permit for a new dwelling unit on a lot with a lot area less than 5,000 square feet until the city planner, or designee, has determined that the standards identified in this section are met.

12. The subdivision shall provide a common, usable open space area of a minimum 3,000 square feet or two hundred fifty (250) square feet per lot under 5,000 square feet, whichever is greater. The area shall be landscaped and maintained with funding from either a homeowner's association or a landscape and lighting act district.

B. Notwithstanding this Chapter, lots with less than five thousand (5,000) square feet shall have the following minimum dimensions and building setback areas, unless they were approved with a planned development permit:

1. The minimum lot depth shall be seventy (70) feet.

2. The minimum lot width shall be forty-six (46) feet for interior lots and fifty-one (51) feet for corner lots.

3. The minimum front building setback area shall be twelve (12) feet for livable space and twenty (20) feet for garages.

4. The minimum rear yard building setback area shall be fifteen (15) feet.

5. The minimum interior side yard building setback area shall be five (5) feet.

6. The minimum corner side yard building setback area shall be ten (10) feet.

7. The maximum building height shall be thirty-five (35) feet.

8. Lots shall provide for a usable open space area of a minimum three hundred (300) square feet. The open space shall be a minimum fifteen (15) feet wide.

C. Lots less having a lot area of 3,600 square feet, or lots that do not meet the standards in this section may be approved through the planned development permit process per Chapter 17.26. (Ord. 2017-01 (part), 2017)
Chapter 17.16
R-M Multi-Family Residential Zone

17.16.010 Purpose and intent.

In the R-M multi-family residential zones, the purpose and intent is to provide living areas within the two multi-family residential zones (one medium density and one high density) with housing facilities where development is permitted with a relatively high concentration of dwelling units, and still preserve the desirable characteristics and amenities of a low density atmosphere.

17.16.015 Applicability.

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

17.16.020 Permitted uses.

In the R-M multi-family residential zones, the following uses are permitted by right:

A. Existing one-family dwellings;
B. Multi-family dwellings up to sixty (60) dwelling units per site in the R-M-2 zone and the R-M-3 zone;
C. Fruit, vegetable and horticultural husbandry;
D. Swimming pools used only by residents on the site and their guests, provided that no swimming pool or accessory mechanical equipment shall be located in a required front yard or in a required side yard;
E. Temporary subdivision sales offices;
F. Licensed day care for a maximum of fourteen (14) children in addition to the residing family, situated within an existing single-family dwelling;
G. Twenty-four (24) hour care facilities or foster homes for a maximum of six individuals in addition to the residing family;
H. Signs subject to the provision of Chapter 17.48;
I. The keeping of household pets, subject to the definition of household pets set forth in Section

17.04.030;
J. Adult day care for a maximum of twelve (12) individuals in addition to the residing family, situated within an existing single-family dwelling;
K. Other uses similar in nature and intensity as determined by the city planner.

L. Transitional or supportive housing for six (6) or fewer resident/clients.

M. Single-room occupancy (SRO), as follows:

1. Up to fifteen (15) units per gross acre in the R-M-2 zone district;

2. Up to twenty-nine (29) units per gross acre in the R-M-3 zone district.

17.16.030 Accessory uses.

In the R-M multi-family residential zone, accessory uses include:

A. Home occupations subject to the provisions of Section 17.32.030; B. Accessory buildings subject to the provisions of Section 17.16.090B.

17.16.040 Conditional uses.

In the R-M multi-family residential zone, the following conditional uses may be permitted in accordance with the provisions of Chapter 17.38:

A. Public and quasi-public uses of an educational or religious type including public and parochial elementary schools, junior high schools, high schools and colleges; nursery schools, licensed day care facilities for more than fourteen (14) children; churches, parsonages and other religious institutions; B. Public and private charitable institutions; general hospitals, sanitariums, nursing and convalescent homes; including specialized hospitals, sanitariums, or nursing, rest and convalescent homes including care for acute psychiatric, drug addiction or alcoholism cases; C. Public uses of an administrative, recreational, public service or cultural type including city, county, state or federal administrative centers and courts, libraries, museums, art galleries, police and fire stations and other public buildings, structures and facilities; public playgrounds, parks and community centers;
D. In the R-M-3 zone only, an open air public or private parking lot, subject to all provisions of Section 17.34.030, excluding trucks over 3/4 ton;
E. Electric distribution substations;
F. Gas regulator stations;
G. Public service pumping stations and/or elevated or underground tanks; H. Communication equipment buildings;
I. In R-M-2 zone only, mobile home parks;
J. More than sixty (60) units per site in the R-M-2 zone, and within the R-M-3 zone; K. Boarding houses and residential motels;
L. [Reserved]
M. Senior citizen residential developments;
N. Adult day care in excess of twelve (12) individuals; O. Planned developments may utilize the provisions of Chapter 17.26; P. New one-family dwelling, meeting density identified in the general plan land use element designations;
Q. Other uses similar in nature and intensity as determined by the city planner; R. Residential developments utilizing private streets in which the net lot area (lot area not including street area) meets or exceeds the site area prescribed by this chapter and in which the private streets are designed and constructed to meet or exceed public street standards.

S. Transitional or supportive housing for seven (7) or more resident/clients.

17.16.050 Site area and configuration.

A. The division of (R-M) multi-family residential property less than two (2) acres shall be approved as part of a conditional use permit.

17.16.060 Site area per dwelling unit and per structure.

The minimum site area per dwelling unit shall be three thousand (3,000) square feet in the R-M-2 zone and one thousand two hundred (1,200) square feet in the R-M-3 zone.

17.16.070 Front yard.

A. The minimum front yard shall be as follows:

Zone Minimum Front Yard
R-M-2 15 feet
R-M-3 15 feet
B. On a site situated between sites improved with buildings, the minimum front yard may be the average depth of the front yards on the improved site adjoining the side lines of the site but need not exceed the minimum front yard specified above.

C. All garage doors facing the front property line shall be a minimum of twenty-two (22) feet from the nearest public improvement or sidewalk.

17.16.080 Side yards.

A. The minimum side yard for a permitted or conditional use shall be five feet per story subject to the exception that on the street side of a corner lot the side yard shall be not less than ten feet.

B. Side yard providing access to more than one dwelling unit shall be not less than ten feet.

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

17.16.090 Rear yard.

The minimum rear yard for a permitted use shall be fifteen (15) feet in the R-M-3 zone and twenty-five (25) feet in the R-M-2 zone, subject to the following exceptions:

A. On a corner or reverse corner lot in R-M-2 zone the rear yard shall be twenty-five (25) feet on the narrow side or twenty (20) feet on the long side of the lot. The decision as to whether the short side or long side is used as the rear yard area shall be left to the applicant's discretion, as long as a minimum area of one thousand five hundred (1,500) square feet of usable rear yard area is maintained.

B. Accessory structures not exceeding twelve (12) feet in height may be located in the required rear yard, but not closer than three feet to any lot line; provided, that on a reversed corner lot an accessory structure shall be located not closer to the rear property line than the required side yard on the adjoining key lot and not closer to the side property line adjoining the street than the required front yard on the adjoining key lot. In placing accessory structures in a required rear yard a usable, open, rear yard area of at least one thousand two hundred (1,200) square feet shall be maintained.

C. Exceptions to the rear yard setback can be granted for multiple family units that have their rear yard abutting an alley. The exception may be granted if the rear yard area is to be used for parking.

17.16.100 Height of structures.

The maximum height of structures shall be thirty-five (35) feet or three (3) stories whichever is taller in the R-M-2 zone. The maximum height shall be thirty-five (35) feet or three (3) stories whichever is taller in the R-M-3 zone. Where an R-M-2 or R-M-3 site adjoins an R-1 site, the second and third story shall be designed to limit visibility from the second and third story to the R-1 site. Structures specified under Section 17.16.090(B) shall be exempt.

17.16.110 Off-street parking.

Off-street parking shall be subject to the provisions of Chapter 17.34.

17.16.120 Fences, walls and hedges.

Fences, walls and hedges shall be subject to the provisions of Section 17.36.040.

17.16.130 Trash enclosures.

Enclosures for trash receptacles are permitted that comply with the specifications and requirements of Section 17.32.010 and that are approved by the site plan review committee. Enclosures within the front yard setback are permitted for multiple family dwelling units when deemed necessary by city staff because no other appropriate location for an enclosure exists on the property.

17.16.140 Site plan review.

A site plan review permit must be obtained for all developments other than a single-family residence in R-M zones, subject to the requirements and procedures of Chapter 17.28.

17.16.150 Open space and recreational areas.

Any multiple family project approved under a conditional use permit or site plan review permit shall dedicate at least five (5) percent of the site to open, common, usable space and/or recreational facilities for use by tenants as a part of that plan. The calculated space shall not include setback areas adjacent to a street. Shared open space could include parks, playgrounds, sports courts, swimming pools, gardens, and covered patios or gazebos open on at least three (3) sides. Further, the calculated space shall not include enclosed meeting or community rooms. The specific size, location and use shall be approved as a part of the conditional use permit.

17.16.160 Screening.

All parking areas adjacent to public streets and R-1 sites shall be screened from view subject to the requirements and procedures of Chapter 17.28.

17.16.170 Screening fence.

Where a multiple family site adjoins an R-1 site, a screening block wall or wood fence not less than six feet in height shall be located along the property line; except in a required front yard, or the street side of a corner lot and suitably maintained.

17.16.180 Landscaping.

All multiple family developments shall have landscaping including plants, and ground cover to be consistent with surrounding landscaping in the vicinity. Landscape plans to be approved by city staff prior to installation and occupancy of use and such landscaping to be permanently maintained.

17.16.190 Model Good Neighbor Policies.

Before issuance of building permits, project proponents of multi-family residential developments in the RM zones that are subject to approval by the Site Plan Review Committee or the Planning Commission, shall enter into an operational management plan (Plan), in a form approved by the City for the long term maintenance and management of the development. The Plan shall include but not be limited to: The maintenance of landscaping for the associated properties; the maintenance of private drives and open space parking; the maintenance of the fences, on-site lighting and other improvements that are not along the public street frontages; enforcing all provisions covered by covenants, conditions and restrictions that are placed on the property; and, enforcing all provisions of the model Good Neighbor Policies as specified by Resolution of the Planning Commission, and as may be amended by resolution.

17.16.200 Signs.

Signs shall be placed in conformance with Chapter 17.48.

Chapter 17.18

COMMERCIAL ZONES

17.18.010 Purpose and intent.

A. The several types of commercial zones included in this chapter are designed to achieve the following:

1. Provide appropriate areas for various types of retail stores, offices, service establishments and wholesale businesses to be concentrated for the convenience of the public; and to be located and grouped on sites that are in logical proximity to the respective geographical areas and respective categories of patrons that they serve in a manner consistent with the general plan;

2. Maintain and improve Visalia's retail base to serve the needs of local residents and encourage shoppers from outside the community;

3. Accommodate a variety of commercial activities to encourage new and existing business that will employ residents of the city and those of adjacent communities;

4. Maintain Visalia's role as the regional retailing center for Tulare and Kings Counties and ensure the continued viability of the existing commercial areas;

5. Maintain commercial land uses that are responsive to the needs of shoppers, maximizing accessibility and minimizing trip length;

6. Ensure compatibility with adjacent land uses.

B. The purposes of the individual commercial zones are as follows:

1. Neighborhood Commercial Zone (C-N). The purpose and intent of the neighborhood commercial zone district is to provide for small-scale commercial development that primarily serves surrounding residential areas, wherein small office uses as well as horizontal or vertical residential mixed use are also supported, and provide standards to ensure that neighborhood commercial uses are economically viable and also integrated into neighborhoods in terms of design, with negative impacts minimized, with multimodal access, and context-sensitive design. Neighborhood Commercial development shall be subject to design review and public input. There should be 10 to 15 dwelling units per gross acre where residential uses are included. Shopping centers shall be of a total size of 5 to 12 acres and located no closer than one mile from other General Plan designated Neighborhood Commercial locations, or from existing grocery stores, anchored by a grocery store or similar business no larger than 40,000 square feet in size, and include smaller in-line stores of less than 10,000 square feet. Alterations and additions in existing nonconforming centers may be permitted, subject to design review and conditions of approval to minimize neighborhood impacts.

2. Regional Commercial Zone (C-R). The purpose and intent of the regional commercial zone district is to provide areas for retail establishments that are designed to serve a regional service trade area. The uses permitted in this district are to be of a large-scale regional retail nature with supporting goods and services. Uses that are designed to provide service to residential areas and convenience, neighborhood and community level retail are not permitted, while office uses are to be limited.

3. Service Commercial Zone (C-S). The purpose and intent of the planned service commercial zone district is to provide areas that accommodate wholesale, heavy commercial uses, such as lumberyards and construction material retail uses, etc., and services such as automotive, plumbing, and sheet metal fabrication. It is intended that uses in this district be those that can be compatible with heavy truck traffic and noise. Uses that would restrict the operation of generally permitted heavy commercial businesses are not provided in this district. (Ord. 2017-01 (part), 2017: prior code § 7310)

17.18.015 Applicability.

The requirements in this chapter shall apply to all property within the C-N, C-R, and C-S zone districts. (Ord. 2017-01 (part), 2017)

17.18.020 Permitted uses.

Permitted uses in the C-N, C-R, and C-S zones shall be determined by Table 17.25.030 in Section 17.25.030. (Ord. 2017-01 (part), 2017; Ord. 2016-06, 2016; Ord. 2015-04 § 2, 2015; Ord. 2015- 01 § 2, 2015; Ord. 2014-07 § 3 (part), 2014; Ord. 2012-10, 2012; Ord. 2012-08, 2012; Ord. 2012-02, 2012; Ord. 2011-07 § 2, 2011; Ord. 2010-16, 2010; Ord. 2009-02, 2009; Ord. 2006-17, 2006; Res. 2004- 75 (part), 2004; Ord. 2004-08 § 3, 2004; Res. 2004-14 (part), 2004; Res. 2003-95 (part), 2003; Res. 2002-83, 2002; Res. 2002-26, 2002; Res. 2001-40, 2001; Res. 2001-29, 2001; Ord. 2000-01 § 6, 2000; Ord. 9903 § 3, 1999; Ord. 9717 § 2 (part), 1997; amended by council August 13, 1997; amended by council June 3, 1996 and May 20, 1996: prior code § 7328)

17.18.030 Conditional and temporary uses.

Conditional and temporary uses in the C-N, C-R, and C-S zones shall be determined by Table

17.25.030 in Section 17.25.030. (Ord. 2017-01 (part), 2017: Ord. 2016-06, 2016; Ord. 2015-04 § 2, 2015; Ord. 2015-01 § 2, 2015; Ord. 2014-07 § 3 (part), 2014; Ord. 2012-10, 2012; Ord. 2012-08, 2012; Ord. 2012-02, 2012; Ord. 2011-07 § 2, 2011; Ord. 2010-16, 2010; Ord. 2009-02, 2009; Ord. 2006-17, 2006; Res. 2004-75 (part), 2004; Ord. 2004-08 § 3, 2004; Res. 2004-14 (part), 2004; Res. 2003-95 (part), 2003; Res. 2002-83, 2002; Res. 2002-26, 2002; Res. 2001-40, 2001; Res. 2001-29, 2001; Ord. 2000-01 § 6, 2000; Ord. 9903 § 3, 1999; Ord. 9717 § 2 (part), 1997; amended by council August 13, 1997; amended by council June 3, 1996 and May 20, 1996: prior code § 7328)

17.18.040 Required conditions.

A. A site plan review permit must be obtained for all development in all C-N, C-S, and C-R zones, subject to the requirements and procedures in Chapter 17.28.

B. All businesses, services and processes shall be conducted entirely within a completely enclosed structure, except for off-street parking and loading areas, gasoline service stations, outdoor dining areas, nurseries, garden shops, Christmas tree sales lots, bus depots and transit stations, electric distribution substation, and recycling facilities;
C. All products produced on the site of any of the permitted uses shall be sold primarily at retail on the site where produced;
D. All new construction in existing C-N zones not a part of a previously approved planned development shall conform with development standards determined by the site plan review committee. (Ord. 2017-01 (part), 2017: prior code § 7319)

17.18.050 Off-street parking and loading facilities.

Off-street parking and off-street loading facilities shall be provided as prescribed in Chapter 17.34. (Ord. 2017-01 (part), 2017: prior code § 7325)

17.18.060 Development standards in the C-N zone.

The following development standards shall apply to property located in the C-N zone:

A. Minimum site area: five (5) acres.

B. Maximum building height: fifty (50) feet.

C. Minimum required yards (building setbacks):

1. Front: fifteen (15) feet;

2. Rear: zero (0) feet;

3. Rear yards abutting an R-1 or R-M zone district: fifteen (15) feet;

4. Side: zero (0) feet;

5. Side yards abutting an R-1 or R-M zone district: fifteen (15) feet;

6. Street side yard on corner lot: ten (10) feet.

D. Minimum required landscaped yard (setback) areas:

1. Front: fifteen (15) feet;

2. Rear: five (5) feet (except where a building is located on side property line);

3. Rear yards abutting an R-1 or R-M zone district: five (5) feet;

4. Side: five (5) feet (except where a building is located on side property line);

5. Side yards abutting an R-1 or R-M zone district: five (5) feet;

6. Street side on corner lot: ten (10) feet. (Ord. 2017-01 (part), 2017)

17.18.070 Development standards in the C-R zone.

The following development standards shall apply to property located in the C-R zone:

A. Minimum site area: five (5) acres.

B. Maximum building height: fifty (50) feet.

C. Minimum required yards (building setbacks):

1. Front: twenty (20) feet;

2. Rear: zero (0) feet;

3. Rear yards abutting an R-1 or R-M zone district: fifteen (15) feet;

4. Side: zero (0) feet;

5. Side yards abutting an R-1 or R-M zone district: fifteen (15) feet;

6. Street side yard on corner lot: ten (10) feet.

D. Minimum required landscaped yard (setback) areas:

1. Front: twenty (20) feet;

2. Rear: five (5) feet;

3. Rear yards abutting an R-1 or R-M zone district: five (5) feet;

4. Side: five (5) feet (except where a building is located on side property line);

5. Side yards abutting an R-1 or R-M zone district: five (5) feet;

6. Street side on corner lot: ten (10) feet. (Ord. 2017-01 (part), 2017)

17.18.080 Development standards in the C-S zone.

The following development standards shall apply to property located in the C-S zone:

A. Minimum site area: five thousand (5,000) square feet.

B. Maximum building height: sixty (60) feet.

C. Minimum required yards (building setbacks):

1. Front: ten (10) feet;

2. Rear: zero (0) feet;

3. Rear yards abutting an R-1 or R-M zone district: fifteen (15) feet;

4. Side: zero (0) feet;

5. Side yards abutting an R-1 or R-M zone district: fifteen (15) feet;

6. Street side yard on corner lot: ten (10) feet.

D. Minimum required landscaped yard (setback) areas:

1. Front: ten (10) feet;

2. Rear: five (5) feet (except where a building is located on side property line);

3. Rear yards abutting an R-1 or R-M zone district: five (5) feet;

4. Side: five (5) feet (except where a building is located on side property line);

5. Side yards abutting an R-1 or R-M zone district: five (5) feet;

6. Street side on corner lot: ten (10) feet. (Ord. 2017-01 (part), 2017) Chapter 17.38
Conditional Use Permits

17.38.010 Purposes and powers.

In certain zones conditional uses are permitted subject to the granting of a conditional use permit.

Because of their unusual characteristics, conditional uses require special consideration so that they may be located properly with respect to the objectives of the zoning ordinance and with respect to their effects on surrounding properties. In order to achieve these purposes and thus give the zone use regulations the flexibility necessary to achieve the objectives of this title, the planning commission is empowered to grant or deny applications for conditional use permits and to impose reasonable conditions upon the granting of such permits.

17.38.020 Application procedures.

A. Application for a conditional use permit shall be made to the planning commission on a form prescribed by the commission which shall include the following data:

1. Name and address of the applicant;

2. Statement that the applicant is the owner of the property or is the authorized agent of the owner;

3. Address and legal description of the property;

4. The application shall be accompanied by such sketches or drawings as may be necessary by the planning division to clearly show the applicant's proposal;

5. The purposes of the conditional use permit and the general description of the use proposed;

6. Additional information as required by the historic preservation advisory committee.

7. Additional technical studies or reports, as required by the Site Plan Review Committee.

8. A traffic study or analysis prepared by a certified traffic engineer, as required by the Site Plan Review Committee or Traffic Engineer, that identifies traffic service levels of surrounding arterials, collectors, access roads, and regionally significant roadways impacted by the project and any required improvements to be included as a condition or mitigation measure of the project in order to maintain the required services levels identified in the General Plan Circulation Element.

B. The application shall be accompanied by a fee set by resolution of the city council sufficient to cover the cost of handling the application.

17.38.030 Lapse of conditional use permit.

A conditional use permit shall lapse and shall become void twenty-four (24) months after the date on which it became effective, unless the conditions of the permit allowed a shorter or greater time limit, or unless prior to the expiration of twenty-four (24) months a building permit is issued by the city and construction is commenced and diligently pursued toward completion on the site that was the subject of the permit. A permit may be renewed for an additional period of one year; provided, that prior to the expiration of twenty-four (24) months from the date the permit originally became effective, an application for renewal is filed with the planning commission. The commission may grant or deny an application for renewal of a conditional use permit. In the case of a planned residential development, the recording of a final map and improvements thereto shall be deemed the same as a building permit in relation to this section.

17.38.040 Revocation.

Upon violation of any applicable provision of this title, or, if granted subject to a condition or conditions, upon failure to comply with the condition or conditions, a conditional use permit shall be suspended automatically. The planning commission shall hold a public hearing within sixty (60) days, in accordance with the procedure prescribed in Section 17.38.080, and if not satisfied that the regulation, general provision or condition is being complied with, may revoke the permit or take such action as may be necessary to insure compliance with the regulation, general provision or condition. Appeals of the decision of the planning commission may be made to the city council as provided in Section 17.38.120.

17.38.050 New application.

Following the denial of a conditional use permit application or the revocation of a conditional use permit, no application for a conditional use permit for the same or substantially the same conditional use on the same or substantially the same site shall be filed within one year from the date of denial or revocation of the permit unless such denial was a denial without prejudice by the planning commission or city council.

17.38.060 Conditional use permit to run with the land.

A conditional use permit granted pursuant to the provisions of this chapter shall run with the land and shall continue to be valid upon a change of ownership of the site or structure that was the subject of the permit application subject to the provisions of Section 17.38.065.

17.38.065 Abandonment of conditional use permit.

If the use for which a conditional use permit was approved is discontinued for a period of one hundred eighty (180) days, the use shall be considered abandoned and any future use of the site as a conditional use will require the approval of a new conditional use permit.

17.38.070 Temporary uses or structures.

A. Conditional use permits for temporary uses or structures may be processed as administrative matters by the city planner and/or planning division staff. However, the city planner may, at his/her discretion, refer such application to the planning commission for consideration.

B. The city planner and/or planning division staff is authorized to review applications and to issue such temporary permits, subject to the following conditions:

1. Conditional use permits granted pursuant to this section shall be for a fixed period not to exceed thirty (30) days for each temporary use not occupying a structure, including promotional enterprises, or six months for all other uses or structures.

2. Ingress and egress shall be limited to that designated by the planning division. Appropriate directional signing, barricades, fences or landscaping shall be provided where required. A security officer may be required for promotional events.

3. Off-street parking facilities shall be provided on the site of each temporary use as prescribed in Section 17.34.020.

4. Upon termination of the temporary permit, or abandonment of the site, the applicant shall remove all materials and equipment and restore the premises to their original condition.

5. Opening and closing times for promotional enterprises shall coincide with the hours of operation of the sponsoring commercial establishment. Reasonable time limits for other uses may be set by the city planner and planning division staff.

6. Applicants for a temporary conditional use permit shall have all applicable licenses and permits prior to issuance of a conditional use permit.

7. Signing for temporary uses shall be subject to the approval of the city planner.

8. Notwithstanding underlying zoning, temporary conditional use permits may be granted for fruit and vegetable stands on properties primarily within undeveloped agricultural areas. In reviewing applications for such stands, issues of traffic safety and land use compatibility shall be evaluated and mitigation measures and conditions may be imposed to ensure that the stands are built and are operated consistent with appropriate construction standards, vehicular access and off-street parking. All fruits and vegetables sold at such stands shall be grown by the owner/operator or purchased by said party directly from a grower/farmer.

9. Fruit/Vegetable stands shall be subject to site plan review.

C. The City Planner shall deny a temporary use permit if findings cannot be made, or conditions exist that would be injurious to existing site, improvements, land uses, surrounding development or would be detrimental to the surrounding area.

D. The applicant or any interested person may appeal a decision of temporary use permit to the planning commission, setting forth the reason for such appeal to the commission. Such appeal shall be filed with the city planner in writing with applicable fees, within ten (10) days after notification of such decision. The appeal shall be placed on the agenda of the commission's next regular meeting. If the appeal is filed within five (5) days of the next regular meeting of the commission, the appeal shall be placed on the agenda of the commission's second regular meeting following the filing of the appeal. The commission shall review the temporary use permit and shall uphold or revise the decision of the temporary use permit, based on the findings set forth in Section 17.38.110. The decision of the commission shall be final unless appealed to the council pursuant to Section 17.02.145.

E. A privately owned parcel may be granted up to six (6) temporary use permits per calendar year.

17.38.080 Public hearing--Notice.

A. The planning commission shall hold at least one public hearing on each application for a conditional use permit.

B. Notice of the public hearing shall be given not less than ten days nor more than thirty (30) days prior to the date of the hearing by mailing a notice of the time and place of the hearing to property owners within three hundred (300) feet of the boundaries of the area occupied or to be occupied by the use that is the subject of the hearing, and by publication in a newspaper of general circulation within the city.

17.38.090 Investigation and report.

The planning staff shall make an investigation of the application and shall prepare a report thereon that shall be submitted to the planning commission. The report can recommend modifications to the application as a condition of approval.

17.38.100 Public hearing--Procedure.

At the public hearing the planning commission shall review the application and the statement and drawing submitted therewith and shall receive pertinent evidence concerning the proposed use and the proposed conditions under which it would be operated or maintained, particularly with respect to the findings prescribed in Section 17.38.110. The planning commission may continue a public hearing from time to time as it deems necessary.

17.38.110 Action by planning commission.

A. The planning commission may grant an application for a conditional use permit as requested or in modified form, if, on the basis of the application and the evidence submitted, the commission makes the following findings:

1. That the proposed location of the conditional use is in accordance with the objectives of the zoning ordinance and the purposes of the zone in which the site is located;

2. That the proposed location of the conditional use and the conditions under which it would be operated or maintained will not be detrimental to
the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity.

B. A conditional use permit may be revocable, may be granted for a limited time period, or may be granted subject to such conditions as the commission may prescribe. The commission may grant conditional approval for a permit subject to the effective date of a change of zone or other ordinance amendment.

C. The commission may deny an application for a conditional use permit.

17.38.120 Appeal to city council.

The decision of the City planning commission on a conditional use permit shall be subject to the appeal provisions of section 17.02.145.

17.38.130 Effective date of conditional use permit.

A conditional use permit shall become effective immediately when granted or affirmed by the council, or ten days following the granting of the conditional use permit by the planning commission if no appeal has been filed.

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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'
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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 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. 0 0
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0 ("!
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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

59.37 AC.±

VICINITY MAP

EXISTING CITY LIMITS

PROPOSED CITY LIMITS
© COURSE NUMBER
N. LINE OF S1/2 OF NE 1/4 OF I i Iii 077-050-012 _§EC. 14-18/24 7 _______________ L, APN 077-050-003 I I I I I 0' 300'
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------------------------------ ------------------------------------------- 7 I µ __ J __
APN077-060-024 Annexatiop 2005-04 APN077-060-022 I
I I
I l

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 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'
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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'
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67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
67' 40' 67' 40'
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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'
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' 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 7223 S.F. LOT J 20.00' 10.00' MODOC DITCH MODOC DITCH 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' 38 ' 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 ' 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'
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79' 52'
79' 52'
79' 52'
79' 52'
79' 52'
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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' 47 ' 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 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' 4 9 '
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' 6 0' 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' 37 ' 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' 3 7' 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 ' 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'
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' 29138 S.F. LOT Q 52' 20' 32' 57' 64' 8' 2 5 3' 53' 62' 53' 42' 43' 42' 42' 42' 42' 42' 36' 21' 113' 63' 48' 52' 47 ' 68' 4 4' 68' 68' 4 4 ' 68' 68' 68' 68' 47 ' 68' 68' 5 3' 75' 52' 75' 52' 6 3 ' 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' 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 FENCING 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 LEGEND WROUGHT IRON FENCE BLOCK WALL WOOD PRIVACY FENCE

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 PROPOSED LOCAL ROAD (LOOKING NORTH) DEMAREE STREET CROSS SECTION (LOOKING NORTH) LINWOOD STREET CROSS SECTION - HALF ST. IMPROVEMENTS REQUIRED CHINOWTH LOCAL ROAD STREET DETAIL SOUTHEAST LOTS/MODOC DITCH DETAIL R80' R20' R50' R70' R30' 60' 60' 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. TENTATIVE SUBDIVISION MAP CONDITIONAL USE PERMIT BELISSA CROSS SECTION DETAILS 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 MODIFIED CITY STANDARD KNUCKLE Brio
1,553 Sq. Ft.

Spanish
Craftsman
Cottage
wchomes.com/westerra
559.554.0004
Optional features shown
Tuscan
Canon
1,908 Sq. Ft.

Spanish
Cottage
wchomes.com/westerra
559.554.0004
Optional features shown
Dorian
1,806 Sq. Ft.

Spanish
Craftsman
Farmhouse
wchomes.com/westerra
559.554.0004
Optional features shown
Lydian
1,955 Sq. Ft.

Spanish
Cottage
Farmhouse
wchomes.com/westerra
559.554.0004
Optional features shown
wchomes.com/westerra
559.554.0004
Optional features shown
Toccata
2,044 Sq. Ft.

Spanish
Cottage
Tuscan

F r e s n o , C a l i f o r n i a 0 4 . 2 0 . 2 3 J:\GROUP2\45722373\2373ELV1.DWG Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 2 2 3 7 3 Newport Beach, CA USA 92660 0 2 4 8 P L A N 1 (1671) F r o n t E l e v a t i o n s M A D I S O N S P A N I S H M O D E R N F A R M H O U S E FRONT A 1/4"=1'-0"
9'-1"
± 18'-4"

OVERALL BUILDING HEIGHT
8'-0" FINISH GRADE TOP OF RIDGE LEFT
9'-1"
± 18'-4"

OVERALL BUILDING HEIGHT
8'-0" FINISH GRADE TOP OF RIDGE FENCE LINE RIGHT
9'-1"
± 18'-4"

OVERALL BUILDING HEIGHT
8'-0" FINISH GRADE TOP OF RIDGE FENCE LINE REAR
9'-1"
± 18'-4"

OVERALL BUILDING HEIGHT
8'-0" FINISH GRADE TOP OF RIDGE ROOF PLAN A1/8"=1'-0" PITCH: 4:12 U.N.O RAKE: 0" EAVE: 12" ROOF MATERIAL: CONCRETE 'S' TILE F r e s n o , C a l i f o r n i a 0 4 . 2 0 . 2 3 J:\GROUP2\45722373\2373ELV1.DWG Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 2 2 3 7 3 Newport Beach, CA USA 92660 0 2 4 8 P L A N 1 (1671) S p a n i s h E l e v a t i o n M A D I S O N FRONT B 1/4"=1'-0"
9'-1"
± 17'-3"

OVERALL BUILDING HEIGHT
8'-0" FINISH GRADE TOP OF RIDGE LEFT
9'-1"
± 17'-3"

OVERALL BUILDING HEIGHT
8'-0" FINISH GRADE TOP OF RIDGE FENCE LINE RIGHT
9'-1"
± 17'-3"

OVERALL BUILDING HEIGHT
8'-0" FINISH GRADE TOP OF RIDGE FENCE LINE REAR
9'-1"
± 17'-3"

OVERALL BUILDING HEIGHT
8'-0" FINISH GRADE TOP OF RIDGE ROOF PLAN B1/8"=1'-0" PITCH: 4:12 RAKE: N/A EAVE: 18" ROOF MATERIAL: CONCRETE FLAT TILE F r e s n o , C a l i f o r n i a 0 4 . 2 0 . 2 3 J:\GROUP2\45722373\2373ELV1.DWG Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 2 2 3 7 3 Newport Beach, CA USA 92660 0 2 4 8 P L A N 1 (1671) M o d e r n E l e v a t i o n M A D I S O N FRONT C 1/4"=1'-0"
9'-1"
± 18'-1"

OVERALL BUILDING HEIGHT
8'-0" FINISH GRADE TOP OF RIDGE LEFT
9'-1"
± 18'-1"

OVERALL BUILDING HEIGHT
8'-0" FINISH GRADE TOP OF RIDGE FENCE LINE RIGHT
9'-1"
± 18'-1"

OVERALL BUILDING HEIGHT
8'-0" FINISH GRADE TOP OF RIDGE FENCE LINE REAR
9'-1"
± 18'-1"

OVERALL BUILDING HEIGHT
8'-0" FINISH GRADE TOP OF RIDGE ROOF PLAN C1/8"=1'-0" PITCH: 4:12 U.N.O RAKE: 6" EAVE: 12" ROOF MATERIAL: CONCRETE FLAT TILE 6:12
6:12
3:12 F r e s n o , C a l i f o r n i a 0 4 . 2 0 . 2 3 J:\GROUP2\45722373\2373ELV1.DWG Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 2 2 3 7 3 Newport Beach, CA USA 92660 0 2 4 8 P L A N 1 (1671) F a r m h o u s e E l e v a t i o n M A D I S O N F r e s n o , C a l i f o r n i a 0 4 . 2 0 . 2 3 J:\GROUP2\45722373\2373ELV2.DWG Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 2 2 3 7 3 Newport Beach, CA USA 92660 0 2 4 8 P L A N 2 (2367) F r o n t E l e v a t i o n s M A D I S O N S P A N I S H M O D E R N F A R M H O U S E FRONT A 1/4"=1'-0"
9'-1" 9'-1"
± 27'-1"

OVERALL BUILDING HEIGHT
8'-0" 8'-0" FINISH GRADE TOP OF RIDGE LEFT
9'-1" 9'-1"
± 27'-1"

OVERALL BUILDING HEIGHT
8'-0" 8'-0" FINISH GRADE TOP OF RIDGE FENCE LINE RIGHT
9'-1" 9'-1"
± 27'-1"

OVERALL BUILDING HEIGHT
8'-0" 8'-0" FINISH GRADE TOP OF RIDGE FENCE LINE REAR
9'-1" 9'-1"
± 27'-1"

OVERALL BUILDING HEIGHT
8'-0" 8'-0" FINISH GRADE TOP OF RIDGE ROOF PLAN A1/8"=1'-0" PITCH: 4:12 U.N.O RAKE: 0" EAVE: 12" ROOF MATERIAL: CONCRETE 'S' TILE F r e s n o , C a l i f o r n i a 0 4 . 2 0 . 2 3 J:\GROUP2\45722373\2373ELV2.DWG Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 2 2 3 7 3 Newport Beach, CA USA 92660 0 2 4 8 P L A N 2 (2367) S p a n i s h E l e v a t i o n M A D I S O N FRONT B 1/4"=1'-0"
9'-1" 9'-1"
± 26'-11"

OVERALL BUILDING HEIGHT
8'-0" 8'-0" FINISH GRADE TOP OF RIDGE LEFT
9'-1" 9'-1"
± 26'-11"

OVERALL BUILDING HEIGHT
8'-0" 8'-0" FINISH GRADE TOP OF RIDGE FENCE LINE RIGHT
9'-1" 9'-1"
± 26'-11"

OVERALL BUILDING HEIGHT
8'-0" 8'-0" FINISH GRADE TOP OF RIDGE FENCE LINE REAR
9'-1" 9'-1"
± 26'-11"

OVERALL BUILDING HEIGHT
8'-0" 8'-0" FINISH GRADE TOP OF RIDGE ROOF PLAN B1/8"=1'-0" PITCH: 4:12 RAKE: N/A EAVE: 18" ROOF MATERIAL: CONCRETE FLAT TILE F r e s n o , C a l i f o r n i a 0 4 . 2 0 . 2 3 J:\GROUP2\45722373\2373ELV2.DWG Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 2 2 3 7 3 Newport Beach, CA USA 92660 0 2 4 8 P L A N 2 (2367) M o d e r n E l e v a t i o n M A D I S O N FRONT C 1/4"=1'-0"
9'-1" 9'-1"
± 26'-11"

OVERALL BUILDING HEIGHT
8'-0" 8'-0" FINISH GRADE TOP OF RIDGE LEFT
9'-1" 9'-1"
± 26'-11"

OVERALL BUILDING HEIGHT
8'-0" 8'-0" FINISH GRADE TOP OF RIDGE FENCE LINE RIGHT
9'-1" 9'-1"
± 26'-11"

OVERALL BUILDING HEIGHT
8'-0" 8'-0" FINISH GRADE TOP OF RIDGE FENCE LINE REAR
9'-1" 9'-1"
± 26'-11"

OVERALL BUILDING HEIGHT
8'-0" 8'-0" FINISH GRADE TOP OF RIDGE ROOF PLAN C1/8"=1'-0" PITCH: 4:12 U.N.O RAKE: 6" EAVE: 12" ROOF MATERIAL: CONCRETE FLAT TILE 6:12
6:12
6:12
6:12 F r e s n o , C a l i f o r n i a 0 4 . 2 0 . 2 3 J:\GROUP2\45722373\2373ELV2.DWG Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 2 2 3 7 3 Newport Beach, CA USA 92660 0 2 4 8 P L A N 2 (2367) F a r m h o u s e E l e v a t i o n M A D I S O N FRONT A FRONT B FRONT C F r e s n o , C a l i f o r n i a 0 4 . 2 0 . 2 3 J:\GROUP2\45722373\2373ELV3.DWG Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 2 2 3 7 3 Newport Beach, CA USA 92660 0 2 4 8 P L A N 3 (2382) F r o n t E l e v a t i o n s M A D I S O N S P A N I S H M O D E R N F A R M H O U S E FRONT A 1/4"=1'-0"
9'-1" 9'-1"
± 28'-4"

OVERALL BUILDING HEIGHT
8'-0" 8'-0" FINISH GRADE TOP OF RIDGE LEFT
9'-1" 9'-1"
± 28'-4"

OVERALL BUILDING HEIGHT
8'-0" 8'-0" FINISH GRADE TOP OF RIDGE FENCE LINE RIGHT
9'-1" 9'-1"
± 28'-4"

OVERALL BUILDING HEIGHT
8'-0" 8'-0" FINISH GRADE TOP OF RIDGE FENCE LINE REAR
9'-1" 9'-1"
± 28'-4"

OVERALL BUILDING HEIGHT
8'-0" 8'-0" FINISH GRADE TOP OF RIDGE ROOF PLAN A1/8"=1'-0" PITCH: 4:12 U.N.O RAKE: 0" EAVE: 12" ROOF MATERIAL: CONCRETE 'S' TILE F r e s n o , C a l i f o r n i a 0 4 . 2 0 . 2 3 J:\GROUP2\45722373\2373ELV3.DWG Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 2 2 3 7 3 Newport Beach, CA USA 92660 0 2 4 8 P L A N 3 (2382) S p a n i s h E l e v a t i o n M A D I S O N FRONT B 1/4"=1'-0"
9'-1" 9'-1"
± 26'-5"

OVERALL BUILDING HEIGHT
8'-0" 8'-0" FINISH GRADE TOP OF RIDGE LEFT
9'-1" 9'-1"
± 26'-5"

OVERALL BUILDING HEIGHT
8'-0" 8'-0" FINISH GRADE TOP OF RIDGE FENCE LINE RIGHT
9'-1" 9'-1"
± 26'-5"

OVERALL BUILDING HEIGHT
8'-0" 8'-0" FINISH GRADE TOP OF RIDGE FENCE LINE REAR
9'-1" 9'-1"
± 26'-5"

OVERALL BUILDING HEIGHT
8'-0" 8'-0" FINISH GRADE TOP OF RIDGE ROOF PLAN B1/8"=1'-0" PITCH: 4:12 RAKE: N/A EAVE: 18" ROOF MATERIAL: CONCRETE FLAT TILE F r e s n o , C a l i f o r n i a 0 4 . 2 0 . 2 3 J:\GROUP2\45722373\2373ELV3.DWG Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 2 2 3 7 3 Newport Beach, CA USA 92660 0 2 4 8 P L A N 3 (2382) M o d e r n E l e v a t i o n M A D I S O N FRONT C 1/4"=1'-0"
9'-1" 9'-1"
± 28'-0"

OVERALL BUILDING HEIGHT
8'-0" 8'-0" FINISH GRADE TOP OF RIDGE LEFT
9'-1" 9'-1"
± 28'-0"

OVERALL BUILDING HEIGHT
8'-0" 8'-0" FINISH GRADE TOP OF RIDGE FENCE LINE RIGHT
9'-1" 9'-1"
± 28'-0"

OVERALL BUILDING HEIGHT
8'-0" 8'-0" FINISH GRADE TOP OF RIDGE FENCE LINE REAR
9'-1" 9'-1"
± 28'-0"

OVERALL BUILDING HEIGHT
8'-0" 8'-0" FINISH GRADE TOP OF RIDGE ROOF PLAN C1/8"=1'-0" PITCH: 4:12 U.N.O RAKE: 6" EAVE: 12" ROOF MATERIAL: CONCRETE FLAT TILE 6:12
6:12
6:12 F r e s n o , C a l i f o r n i a 0 4 . 2 0 . 2 3 J:\GROUP2\45722373\2373ELV3.DWG Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 2 2 3 7 3 Newport Beach, CA USA 92660 0 2 4 8 P L A N 3 (2382) F a r m h o u s e E l e v a t i o n M A D I S O N FRONT B FRONT C F r e s n o , C a l i f o r n i a 0 4 . 2 0 . 2 3 J:\GROUP2\45722373\2373ELV4.DWG Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 2 2 3 7 3 Newport Beach, CA USA 92660 0 2 4 8 P L A N 4 (3152) F r o n t E l e v a t i o n s M A D I S O N S P A N I S H M O D E R N F A R M H O U S E FRONT A 1/4"=1'-0"
9'-1" 9'-1"
± 27'-7"

OVERALL BUILDING HEIGHT
8'-0" 8'-0" FINISH GRADE TOP OF RIDGE LEFT
9'-1" 9'-1"
± 27'-7"

OVERALL BUILDING HEIGHT
8'-0" 8'-0" FINISH GRADE TOP OF RIDGE FENCE LINE RIGHT
9'-1" 9'-1"
± 27'-7"

OVERALL BUILDING HEIGHT
8'-0" 8'-0" FINISH GRADE TOP OF RIDGE FENCE LINE REAR
9'-1" 9'-1"
± 27'-7"

OVERALL BUILDING HEIGHT
8'-0" 8'-0" FINISH GRADE TOP OF RIDGE ROOF PLAN A1/8"=1'-0" PITCH: 4:12 U.N.O RAKE: 0" EAVE: 12" ROOF MATERIAL: CONCRETE 'S' TILE F r e s n o , C a l i f o r n i a 0 4 . 2 0 . 2 3 J:\GROUP2\45722373\2373ELV4.DWG Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 2 2 3 7 3 Newport Beach, CA USA 92660 0 2 4 8 P L A N 4 (3152) S p a n i s h E l e v a t i o n M A D I S O N FRONT B 1/4"=1'-0"
9'-1" 9'-1"
± 27'-3"

OVERALL BUILDING HEIGHT
8'-0" 8'-0" FINISH GRADE TOP OF RIDGE LEFT
9'-1" 9'-1"
± 27'-3"

OVERALL BUILDING HEIGHT
8'-0" 8'-0" FINISH GRADE TOP OF RIDGE FENCE LINE RIGHT
9'-1" 9'-1"
± 27'-3"

OVERALL BUILDING HEIGHT
8'-0" 8'-0" FINISH GRADE TOP OF RIDGE FENCE LINE REAR
9'-1" 9'-1"
± 27'-3"

OVERALL BUILDING HEIGHT
8'-0" 8'-0" FINISH GRADE TOP OF RIDGE ROOF PLAN B1/8"=1'-0" PITCH: 4:12 RAKE: N/A EAVE: 18" ROOF MATERIAL: CONCRETE FLAT TILE F r e s n o , C a l i f o r n i a 0 4 . 2 0 . 2 3 J:\GROUP2\45722373\2373ELV4.DWG Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 2 2 3 7 3 Newport Beach, CA USA 92660 0 2 4 8 P L A N 4 (3152) M o d e r n E l e v a t i o n M A D I S O N FRONT C 1/4"=1'-0"
9'-1" 9'-1"
± 27'-3"

OVERALL BUILDING HEIGHT
8'-0" 8'-0" FINISH GRADE TOP OF RIDGE LEFT
9'-1" 9'-1"
± 27'-3"

OVERALL BUILDING HEIGHT
8'-0" 8'-0" FINISH GRADE TOP OF RIDGE FENCE LINE RIGHT
9'-1" 9'-1"
± 27'-3"

OVERALL BUILDING HEIGHT
8'-0" 8'-0" FINISH GRADE TOP OF RIDGE FENCE LINE REAR
9'-1" 9'-1"
± 27'-3"

OVERALL BUILDING HEIGHT
8'-0" 8'-0" FINISH GRADE TOP OF RIDGE ROOF PLAN C1/8"=1'-0" PITCH: 4:12 U.N.O RAKE: 6" EAVE: 12" ROOF MATERIAL: CONCRETE FLAT TILE 6:12
6:12
6:12
6:12 F r e s n o , C a l i f o r n i a 0 4 . 2 0 . 2 3 J:\GROUP2\45722373\2373ELV4.DWG Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 2 2 3 7 3 Newport Beach, CA USA 92660 0 2 4 8 P L A N 4 (3152) F a r m h o u s e E l e v a t i o n M A D I S O N FRONT A FRONT B FRONT C F r e s n o , C a l i f o r n i a M A D I S O N 0 4 . 2 0 . 2 3 J:\GROUP2\45722373\2373ELV1763.DWG Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 2 2 3 7 3 Newport Beach, CA USA 92660 0 2 4 8 P L A N 1 7 6 3 F r o n t E l e v a t i o n S P A N I S H M O D E R N F A R M H O U S E FRONT A 1/4"=1'-0"
9'-1" 8'-1"
8'-0" 6'-8" FINISH GRADE
± 24'-11"

OVERALL BUILDING HEIGHT TOP OF RIDGE LEFT
9'-1" 8'-1"
8'-0" 6'-8" FINISH GRADE
± 24'-11"

OVERALL BUILDING HEIGHT TOP OF RIDGE FENCE LINE RIGHT
9'-1" 8'-1"
8'-0" 6'-8" FINISH GRADE
± 24'-11"

OVERALL BUILDING HEIGHT TOP OF RIDGE FENCE LINE REAR
9'-1" 8'-1"
8'-0" 6'-8" FINISH GRADE
± 24'-11"
OVERALL BUILDING HEIGHT TOP OF RIDGE ROOF PLAN A1/8"=1'-0" PITCH: 4:12 U.N.O RAKE: 0" EAVE: 12" ROOF MATERIAL: CONCRETE 'S' TILE F r e s n o , C a l i f o r n i a M A D I S O N 0 4 . 2 0 . 2 3 J:\GROUP2\45722373\2373ELV1763.DWG Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 2 2 3 7 3 Newport Beach, CA USA 92660 0 2 4 8 S p a n i s h E l e v a t i o n P L A N 1 7 6 3 9'-1" 8'-1"
8'-0" 6'-8" FINISH GRADE
± 24'-1"
OVERALL BUILDING HEIGHT TOP OF RIDGE FRONT B 1/4"=1'-0" LEFT 9'-1" 8'-1"
8'-0" 6'-8" FINISH GRADE
± 24'-1"

OVERALL BUILDING HEIGHT TOP OF RIDGE FENCE LINE RIGHT
9'-1" 8'-1"
8'-0" 6'-8" FINISH GRADE
± 24'-1"

OVERALL BUILDING HEIGHT TOP OF RIDGE FENCE LINE REAR
9'-1" 8'-1"
8'-0" 6'-8" FINISH GRADE
± 24'-1"
OVERALL BUILDING HEIGHT TOP OF RIDGE ROOF PLAN B1/8"=1'-0" PITCH: 5:12 U.N.O RAKE: 6" EAVE: 18" ROOF MATERIAL: CONCRETE FLAT TILE 4:12 F r e s n o , C a l i f o r n i a M A D I S O N 0 4 . 2 0 . 2 3 J:\GROUP2\45722373\2373ELV1763.DWG Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 2 2 3 7 3 Newport Beach, CA USA 92660 0 2 4 8 M o d e r n E l e v a t i o n P L A N 1 7 6 3 9'-1" 8'-1"
8'-0" 6'-8" FINISH GRADE
± 25'-1"
OVERALL BUILDING HEIGHT TOP OF RIDGE FRONT C 1/4"=1'-0" LEFT 9'-1" 8'-1"
8'-0" 6'-8" FINISH GRADE
± 25'-1"

OVERALL BUILDING HEIGHT TOP OF RIDGE FENCE LINE RIGHT
9'-1" 8'-1"
8'-0" 6'-8" FINISH GRADE
± 25'-1"

OVERALL BUILDING HEIGHT TOP OF RIDGE FENCE LINE REAR
9'-1" 8'-1"
8'-0" 6'-8" FINISH GRADE
± 25'-1"
OVERALL BUILDING HEIGHT TOP OF RIDGE ROOF PLAN C1/8"=1'-0" PITCH: 4:12 U.N.O RAKE: 6" EAVE: 12" ROOF MATERIAL: CONCRETE FLAT TILE 6:12
6:12
6:12 F r e s n o , C a l i f o r n i a M A D I S O N 0 4 . 2 0 . 2 3 J:\GROUP2\45722373\2373ELV1763.DWG Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 2 2 3 7 3 Newport Beach, CA USA 92660 0 2 4 8 F a r m h o u s e E l e v a t i o n P L A N 1 7 6 3 FRONT A FRONT B FRONT C F r e s n o , C a l i f o r n i a M A D I S O N 0 4 . 2 0 . 2 3 J:\GROUP2\45722373\2373ELV2183.DWG Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 2 2 3 7 3 Newport Beach, CA USA 92660 0 2 4 8 P L A N 2 1 8 3 F r o n t E l e v a t i o n S P A N I S H M O D E R N F A R M H O U S E 9'-1" 8'-1"
8'-0" 6'-8" FINISH GRADE
± 24'-11"
OVERALL BUILDING HEIGHT TOP OF RIDGE FRONT A 1/4"=1'-0" LEFT 9'-1" 8'-1"
8'-0" 6'-8" FINISH GRADE
± 24'-11"

OVERALL BUILDING HEIGHT TOP OF RIDGE FENCE LINE RIGHT
9'-1" 8'-1"
8'-0" 6'-8" FINISH GRADE
± 24'-11"

OVERALL BUILDING HEIGHT TOP OF RIDGE FENCE LINE REAR
9'-1" 8'-1"
8'-0" 6'-8" FINISH GRADE
± 24'-11"
OVERALL BUILDING HEIGHT TOP OF RIDGE ROOF PLAN A 1/8"=1'-0" PITCH: 4:12 U.N.O RAKE: 0" EAVE: 12" ROOF MATERIAL: CONCRETE 'S' TILE F r e s n o , C a l i f o r n i a M A D I S O N 0 4 . 2 0 . 2 3 J:\GROUP2\45722373\2373ELV2183.DWG Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 2 2 3 7 3 Newport Beach, CA USA 92660 0 2 4 8 S p a n i s h E l e v a t i o n P L A N 2 1 8 3 9'-1" 8'-1"
8'-0" 6'-8" FINISH GRADE
± 24'-1"
OVERALL BUILDING HEIGHT TOP OF RIDGE FRONT B 1/4"=1'-0" LEFT 9'-1" 8'-1"
8'-0" 6'-8" FINISH GRADE
± 24'-1"

OVERALL BUILDING HEIGHT TOP OF RIDGE FENCE LINE RIGHT
9'-1" 8'-1"
8'-0" 6'-8" FINISH GRADE
± 24'-1"

OVERALL BUILDING HEIGHT TOP OF RIDGE FENCE LINE REAR
9'-1" 8'-1"
8'-0" 6'-8" FINISH GRADE
± 24'-1"
OVERALL BUILDING HEIGHT TOP OF RIDGE ROOF PLAN B 1/8"=1'-0" PITCH: 5:12 U.N.O RAKE: 6" EAVE: 18" ROOF MATERIAL: CONCRETE FLAT TILE 4:12 F r e s n o , C a l i f o r n i a M A D I S O N 0 4 . 2 0 . 2 3 J:\GROUP2\45722373\2373ELV2183.DWG Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 2 2 3 7 3 Newport Beach, CA USA 92660 0 2 4 8 M o d e r n E l e v a t i o n P L A N 2 1 8 3 9'-1" 8'-1"
8'-0" 6'-8" FINISH GRADE
± 25'-1"
OVERALL BUILDING HEIGHT TOP OF RIDGE FRONT C 1/4"=1'-0" LEFT 9'-1" 8'-1"
8'-0" 6'-8" FINISH GRADE
± 25'-1"

OVERALL BUILDING HEIGHT TOP OF RIDGE FENCE LINE RIGHT
9'-1" 8'-1"
8'-0" 6'-8" FINISH GRADE
± 25'-1"

OVERALL BUILDING HEIGHT TOP OF RIDGE FENCE LINE REAR
9'-1" 8'-1"
8'-0" 6'-8" FINISH GRADE
± 25'-1"
OVERALL BUILDING HEIGHT TOP OF RIDGE ROOF PLAN C 1/8"=1'-0" PITCH: 4:12 U.N.O RAKE: 6" EAVE: 12" ROOF MATERIAL: CONCRETE FLAT TILE 6:12
6:12
6:12 F r e s n o , C a l i f o r n i a M A D I S O N 0 4 . 2 0 . 2 3 J:\GROUP2\45722373\2373ELV2183.DWG Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 2 2 3 7 3 Newport Beach, CA USA 92660 0 2 4 8 F a r m h o u s e E l e v a t i o n P L A N 2 1 8 3 FRONT A FRONT B FRONT C F r e s n o , C a l i f o r n i a M A D I S O N 0 4 . 2 0 . 2 3 J:\GROUP2\45722373\2373ELV1927.DWG Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 2 2 3 7 3 Newport Beach, CA USA 92660 0 2 4 8 P L A N 1 9 2 7 F r o n t E l e v a t i o n S P A N I S H M O D E R N F A R M H O U S E FRONT A 1/4"=1'-0"
9'-1" 8'-1"
8'-0" 6'-8" FINISH GRADE
± 25'-4"

OVERALL BUILDING HEIGHT TOP OF RIDGE LEFT
9'-1" 8'-1"
8'-0" 6'-8" FINISH GRADE
± 25'-4"

OVERALL BUILDING HEIGHT TOP OF RIDGE FENCE LINE RIGHT
9'-1" 8'-1"
8'-0" 6'-8" FINISH GRADE
± 25'-4"

OVERALL BUILDING HEIGHT TOP OF RIDGE FENCE LINE REAR
9'-1" 8'-1"
8'-0" 6'-8" FINISH GRADE
± 25'-4"
OVERALL BUILDING HEIGHT TOP OF RIDGE ROOF PLAN A1/8"=1'-0" PITCH: 4:12 U.N.O RAKE: 0" EAVE: 12" ROOF MATERIAL: CONCRETE 'S' TILE F r e s n o , C a l i f o r n i a M A D I S O N 0 4 . 2 0 . 2 3 J:\GROUP2\45722373\2373ELV1927.DWG Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 2 2 3 7 3 Newport Beach, CA USA 92660 0 2 4 8 S p a n i s h E l e v a t i o n P L A N 1 9 2 7 9'-1" 8'-1"
8'-0" 6'-8" FINISH GRADE
± 23'-11"
OVERALL BUILDING HEIGHT TOP OF RIDGE FRONT B 1/4"=1'-0" 8'-0" 6'-8" FINISH GRADE
± 23'-11"

OVERALL BUILDING HEIGHT TOP OF RIDGE
9'-1" 8'-1" LEFT FENCE LINE
8'-0" 6'-8" FINISH GRADE
± 23'-11"

OVERALL BUILDING HEIGHT TOP OF RIDGE
9'-1" 8'-1" RIGHT FENCE LINE
9'-1" 8'-1"
8'-0" 6'-8" FINISH GRADE
± 23'-11"
OVERALL BUILDING HEIGHT TOP OF RIDGE REAR ROOF PLAN B1/8"=1'-0" PITCH: 4:12 RAKE: 6" EAVE: 18" ROOF MATERIAL: CONCRETE FLAT TILE F r e s n o , C a l i f o r n i a M A D I S O N 0 4 . 2 0 . 2 3 J:\GROUP2\45722373\2373ELV1927.DWG Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 2 2 3 7 3 Newport Beach, CA USA 92660 0 2 4 8 M o d e r n E l e v a t i o n P L A N 1 9 2 7 9'-1" 8'-1"
8'-0" 6'-8" FINISH GRADE
± 25'-8"
OVERALL BUILDING HEIGHT TOP OF RIDGE FRONT C 1/4"=1'-0" 9'-1" 8'-1"
8'-0" 6'-8" FINISH GRADE
± 25'-8"

OVERALL BUILDING HEIGHT TOP OF RIDGE LEFT FENCE LINE
9'-1" 8'-1"
8'-0" 6'-8" FINISH GRADE
± 25'-8"

OVERALL BUILDING HEIGHT TOP OF RIDGE RIGHT FENCE LINE
9'-1" 8'-1"
8'-0" 6'-8" FINISH GRADE
± 25'-8"
OVERALL BUILDING HEIGHT TOP OF RIDGE REAR ROOF PLAN C1/8"=1'-0" PITCH: 6:12 U.N.O RAKE: 6" EAVE: 12" ROOF MATERIAL: CONCRETE FLAT TILE 4:12 4:12 F r e s n o , C a l i f o r n i a M A D I S O N 0 4 . 2 0 . 2 3 J:\GROUP2\45722373\2373ELV1927.DWG Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 2 2 3 7 3 Newport Beach, CA USA 92660 0 2 4 8 F a r m h o u s e E l e v a t i o n P L A N 1 9 2 7 9'-1" 9'-1" 9'-1" TOP OF RIDGE FINISH GRADE
+/- 39'-2"
8'-0" 8'-0" 8'-0" FRONT REAR
9'-1" 9'-1" 9'-1" TOP OF RIDGE FINISH GRADE
+/- 39'-2"
8'-0" 8'-0" 8'-0" C l o v i s , C A W I C K S A P A R T M E N T S 1 2 . 0 3 . 2 1 C:\USERS\BGREEN\DESKTOP\WICKS APARTMENTS (FLOOR PLAN & ROOF REVISIONS)\9124_12PLEX_ELV.DWG Copyright 2019 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 1 9 1 2 4 Newport Beach, CA USA 92660 0 2 4 8 F r o n t & R e a r E l e v a t i o n s 1 2 - P L E X - C O N C E P T U A L F L O O R P L A N RIGHT
9'-1" 9'-1" 9'-1" TOP OF RIDGE FINISH GRADE
+/- 39'-2"
8'-0" 8'-0" 8'-0" LEFT
9'-1" 9'-1" 9'-1" TOP OF RIDGE FINISH GRADE
+/- 39'-2"
8'-0" 8'-0" 8'-0" C l o v i s , C A W I C K S A P A R T M E N T S 1 2 . 0 3 . 2 1 C:\USERS\BGREEN\DESKTOP\WICKS APARTMENTS (FLOOR PLAN & ROOF REVISIONS)\9124_12PLEX_ELV.DWG Copyright 2019 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 1 9 1 2 4 Newport Beach, CA USA 92660 0 2 4 8 L e f t & R i g h t E l e v a t i o n s 1 2 - P L E X - C O N C E P T U A L F L O O R P L A N FRONT A 1/4"=1'-0"
8'-0"
10'-1"
± 29'-5"
8'-0"
9'-1"
8'-0"
10'-1" REAR
8'-0"
10'-1"
8'-0"
9'-1"
± 29'-5"
11'-1"
10'-0" C l o v i s , C a l i f o r n i a W I C K S R E C R E A T I O N B U I L D I N G 1 2 . 0 7 . 2 1 \\DRONE\J_DRIVE\GROUP21\45721388\DESIGN\1388 DES_REC ELEV.DWG Copyright 2021 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 2 1 3 8 8 Newport Beach, CA USA 92660 0 2 4 8 F r o n t & R e a r E L E V A T I O N S LEFT
8'-0"
10'-1"
8'-0"
9'-1"
± 29'-5"
8'-0"
11'-1"
12'-4" RIGHT
8'-0"
11'-1"
8'-0"
10'-1"
± 29'-5" C l o v i s , C a l i f o r n i a W I C K S R E C R E A T I O N B U I L D I N G 1 2 . 0 7 . 2 1 \\DRONE\J_DRIVE\GROUP21\45721388\DESIGN\1388 DES_REC ELEV.DWG Copyright 2021 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 2 1 3 8 8 Newport Beach, CA USA 92660 0 2 4 8 L e f t & R i g h t E L E V A T I O N S Brio
1,553 Sq. Ft.

Features
3 Bedrooms

2.5 Bathrooms
2 Car Garage
GARAGE
PORCH
PDR

ARIETTE AT CADENCE
PLAN 1553

ELEVATION - A & D

ELEVATION - B
GARAGE
PORCH
ENTRY

GREAT ROOM
DINING
PANTRY
PDR
OWNER’S
SUITE
OWNER’S
BATH
BEDRM 2
WIC
LINEN

LAUNDRY

OPT UP CAB
WD

KITCHEN
OPT
ISLAND
GARAGE
PORCH
PDR

ELEVATION - A & D

ELEVATION - A, B & D

ELEVATION - B
GARAGE
PORCH
ENTRY

GREAT ROOM
DINING
PANTRY
PDR
OWNER’S
SUITE
OWNER’S
BATH
BATH
2 BEDRM 2
BEDRM 3
WIC
LINEN
LIN

LAUNDRY

OPT UP CAB
WD

KITCHEN
OPT
ISLAND
*Ariette at Westerra, a Wathen Castanos residential community: Homes are constructed by WCP Developers, LLC, and (Contractor’s License #1035148) and marketed and sold by WCP Real Estate, Inc. (CA DRE #02055906) on behalf of Ashlan Hayes Developers, Inc., an aliate of WCP Developers, LLC and WCP Real Estate, Inc. (collectively “Seller”). Real Estate Brokerage services are provided by WCP Real Estate, Inc (CA DRE #02055906). Square footages provided in many marketing materials are approximations only. The size, number, location of windows, front porches may vary from one home site location to another, and from other similar projects developed by Seller. All imagery provided in marketing materials and home sales centers is representational and does not depict specific building or future amenity details. Landscaping shown in marketing materials and home sales centers is for rendering purposes only. Views will vary from one home site location to another. All information provided regarding Ariette at Westerra is subject to change, without notice. Seller reserves the right to change price, design and specifications without prior notice or obligation. Equal Housing Opportunity. Brokers welcome. Revised 10.21.20 Canon
1,908 Sq. Ft.

Features
3-4 Bedrooms

2.5 Bathrooms
2 Car Garage
*Ariette at Westerra, a Wathen Castanos residential community: Homes are constructed by WCP Developers, LLC, and (Contractor’s License #1035148) and marketed and sold by WCP Real Estate, Inc. (CA DRE #02055906) on behalf of Ashlan Hayes Developers, Inc., an aliate of WCP Developers, LLC and WCP Real Estate, Inc. (collectively “Seller”). Real Estate Brokerage services are provided by WCP Real Estate, Inc (CA DRE #02055906). Square footages provided in many marketing materials are approximations only. The size, number, location of windows, front porches may vary from one home site location to another, and from other similar projects developed by Seller. All imagery provided in marketing materials and home sales centers is representational and does not depict specific building or future amenity details. Landscaping shown in marketing materials and home sales centers is for rendering purposes only. Views will vary from one home site location to another. All information provided regarding Ariette at Westerra is subject to change, without notice. Seller reserves the right to change price, design and specifications without prior notice or obligation. Equal Housing Opportunity. Brokers welcome. Revised 10.21.20

OWNER'S
SUITE OWNER’S BATH
W.I.C.

W.I.C.

BED 2
BED 3
LOFT/
OPT BED 4
BATH 2 LAUNDRY
HALL
LINEN
OUTLINE OF OPT. BEDRM. 4
LINEN

OPT UP CAB
BEDRM. 4 HALL
HALL
OPTIONAL BED 4
GARAGE
PORCH
POWDER
ENTRY

GREAT ROOM

KITCHEN

STORAGE
UNDER
STAIRS
PANTRY

CABINET ABOVE

CABINET ABOVE CABINET ABOVE

CABINET

ABOVE CABINET
ABOVE
(OPTIONAL ISLAND)
Dorian
1,806 Sq. Ft.

Features
3 Bedrooms

2.5 Bathrooms
2 Car Garage
GARAGE
PORCH
PDR
GARAGE
PORCH
PDR
LINEN

ARIETTE AT CADENCE
PLAN 1806

ELEVATION - A

ELEVATION - B

ELEVATION - E
GARAGE
PORCH
ENTRY
GREAT

ROOM DINING

KITCHEN
PANTRY
PDR
GARAGE
PORCH
PDR
GARAGE
PORCH
PDR
OWNER’S
SUITE
OWNER’S
BATH

LAUNDRY
BATH
2 BEDRM 2 BEDRM 3
WIC
W D
LINEN

OPT UP CAB
BATH
2 BEDRM 2 BEDRM 3

OPT OPT

ELEVATION - A

ELEVATION - B

ELEVATION - E

ELEVATION - A
GARAGE
PORCH
ENTRY
PDR
*Ariette at Westerra, a Wathen Castanos residential community: Homes are constructed by WCP Developers, LLC, and (Contractor’s License #1035148) and marketed and sold by WCP Real Estate, Inc. (CA DRE #02055906) on behalf of Ashlan Hayes Developers, Inc., an aliate of WCP Developers, LLC and WCP Real Estate, Inc. (collectively “Seller”). Real Estate Brokerage services are provided by WCP Real Estate, Inc (CA DRE #02055906). Square footages provided in many marketing materials are approximations only. The size, number, location of windows, front porches may vary from one home site location to another, and from other similar projects developed by Seller. All imagery provided in marketing materials and home sales centers is representational and does not depict specific building or future amenity details. Landscaping shown in marketing materials and home sales centers is for rendering purposes only. Views will vary from one home site location to another. All information provided regarding Ariette at Westerra is subject to change, without notice. Seller reserves the right to change price, design and specifications without prior notice or obligation. Equal Housing Opportunity. Brokers welcome. Revised 10.21.20 Lydian
1,955 Sq. Ft.

Features
3-4 Bedrooms

2.5 Bathrooms
2 Car Garage
GARAGE
PORCH
ENTRY

GREAT ROOM
DINING

KITCHEN
PAN
PDR
GARAGE
PORCH
ENTRY
PDR
OWNER’S
SUITE
OWNER’S
BATH

LAUNDRY
BATH 2
BEDRM 2
BEDRM 3 LOFT
WIC
WIC
W D
LINEN
LINEN

OPT UP CAB
BEDRM 4
PLAN 1955

ELEVATION - A & B

ELEVATION - E
OPT BEDRM 4 ELEVATION - A, B & E
@ LOFT
GARAGE
PORCH
ENTRY

GREAT ROOM
DINING

KITCHEN
PAN
PDR
GARAGE
PORCH
ENTRY
PDR
OWNER’S
SUITE
OWNER’S
BATH

LAUNDRY
BATH 2
BEDRM 2
BEDRM 3 LOFT
WIC
WIC
W D
LINEN
LINEN

OPT UP CAB
BEDRM 4

ARIETTE AT CADENCE
PLAN 1955

ELEVATION - A & B

ELEVATION - E
*Ariette at Westerra, a Wathen Castanos residential community: Homes are constructed by WCP Developers, LLC, and (Contractor’s License #1035148) and marketed and sold by WCP Real Estate, Inc. (CA DRE #02055906) on behalf of Ashlan Hayes Developers, Inc., an aliate of WCP Developers, LLC and WCP Real Estate, Inc. (collectively “Seller”). Real Estate Brokerage services are provided by WCP Real Estate, Inc (CA DRE #02055906). Square footages provided in many marketing materials are approximations only. The size, number, location of windows, front porches may vary from one home site location to another, and from other similar projects developed by Seller. All imagery provided in marketing materials and home sales centers is representational and does not depict specific building or future amenity details. Landscaping shown in marketing materials and home sales centers is for rendering purposes only. Views will vary from one home site location to another. All information provided regarding Ariette at Westerra is subject to change, without notice. Seller reserves the right to change price, design and specifications without prior notice or obligation. Equal Housing Opportunity. Brokers welcome. Revised 10.21.20 Toccata
2,044 Sq. Ft.

Features
3-4 Bedrooms

2.5 Bathrooms
2 Car Garage
*Ariette at Westerra, a Wathen Castanos residential community: Homes are constructed by WCP Developers, LLC, and (Contractor’s License #1035148) and marketed and sold by WCP Real Estate, Inc. (CA DRE #02055906) on behalf of Ashlan Hayes Developers, Inc., an aliate of WCP Developers, LLC and WCP Real Estate, Inc. (collectively “Seller”). Real Estate Brokerage services are provided by WCP Real Estate, Inc (CA DRE #02055906). Square footages provided in many marketing materials are approximations only. The size, number, location of windows, front porches may vary from one home site location to another, and from other similar projects developed by Seller. All imagery provided in marketing materials and home sales centers is representational and does not depict specific building or future amenity details. Landscaping shown in marketing materials and home sales centers is for rendering purposes only. Views will vary from one home site location to another. All information provided regarding Ariette at Westerra is subject to change, without notice. Seller reserves the right to change price, design and specifications without prior notice or obligation. Equal Housing Opportunity. Brokers welcome. Revised 10.21.20 GARAGE
ENTRY
GREAT

ROOM DINING

KITCHEN
PANTRY
PDR
LINEN
OWNER’S
SUITE
OWNER’S
BATH

LAUNDRY
BATH
2 BEDRM 2
BEDRM 3
LOFT
WIC
D W
LIN

LINEN OPT UP CAB
BEDRM 4

ARIETTE AT CADENCE
PLAN 2044

ELEVATION - A & D

ELEVATION - C
GARAGE
ENTRY
GREAT

ROOM DINING

KITCHEN
PANTRY
PDR
LINEN
OWNER’S
SUITE
OWNER’S
BATH

LAUNDRY
BATH
2 BEDRM 2
BEDRM 3
LOFT
WIC
WIC
D W
LIN

LINEN OPT UP CAB
BEDRM 4
PLAN 2044

ELEVATION - A & D

ELEVATION - C
OPT BEDRM 4 ELEVATION - A, C & D
@ LOFT
5 0 . 0 0 ' M I N
1 0 0 . 0 0 ' M I N 5'-0" 42'-0" 5'-0"
57'-0" F I R S T F L O O R 10'-0" 10'-0"
20'-0" PRIMARY BEDROOM 15 6 13 0 X PRIMARY BATHW/H GARAGE 21 0 20 2 X ENTRY PORCH LAU. W. D. 13 L.F. KITCHENREF. D.W. PANTRY GREAT ROOM 11 4 16 0 X DINING 14 0 12 0 XBEDROOM 2 10 0 11 4 X BEDROOM 3 10 0 12 6 X DROP BA. 2 HIGH
WDW. STORAGE OPT. PDR NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH 64 SQ. FT. 2 - CAR GARAGE 450 SQ. FT. TOTAL LIVING 1,671 SQ. FT. FLOOR AREA TABLE 2 - CAR GARAGE 3 BEDROOMS / 2 BATHS PLAN 1 PDR. OPT. PDR IN LIEU OF STORAGE F r e s n o , C a l i f o r n i a 0 4 . 2 0 . 2 3 \\DRONE\J_DRIVE\GROUP2\45722373\2373FLR1A.DWG Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 2 2 3 7 3 Newport Beach, CA USA 92660 0 2 4 8 P L A N 1 (1671) R e f l e c t s S p a n i s h E l e v a t i o n M A D I S O N PRIMARY BEDROOM 15 6 13 0 X PRIMARY BATHW/H GARAGE 21 0 20 2 X ENTRY LAU. W. D. 13 L.F. KITCHENREF. D.W. PANTRY GREAT ROOM 11 4 16 0 X DINING 14 0 12 0 XBEDROOM 2 10 0 11 4 X BEDROOM 3 10 0 12 6 X DROP BA. 2 HIGH
WDW. STORAGE OPT. PDR 5 0 . 0 0 ' M I N
1 0 0 . 0 0 ' M I N 5'-0" 42'-0" 5'-0"
57'-0" F I R S T F L O O R 10'-0" 10'-0"
20'-0" PORCH NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH 64 SQ. FT. 2 - CAR GARAGE 450 SQ. FT. TOTAL LIVING 1,671 SQ. FT. FLOOR AREA TABLE 2 - CAR GARAGE 3 BEDROOMS / 2 BATHS PLAN 1 F r e s n o , C a l i f o r n i a 0 4 . 2 0 . 2 3 J:\GROUP2\45722373\2373FLR1B.DWG Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 2 2 3 7 3 Newport Beach, CA USA 92660 0 2 4 8 P L A N 1 (1671) R e f l e c t s M o d e r n E l e v a t i o n M A D I S O N PRIMARY BEDROOM 15 6 13 0 X PRIMARY BATHW/H GARAGE 21 0 20 2 X ENTRY LAU. W. D. 13 L.F. KITCHENREF. D.W. PANTRY GREAT ROOM 11 4 16 0 X DINING 14 0 12 0 XBEDROOM 2 10 0 11 4 X BEDROOM 3 10 0 12 6 X DROP BA. 2 HIGH
WDW. STORAGE OPT. PDR 5 0 . 0 0 ' M I N
1 0 0 . 0 0 ' M I N 5'-0" 42'-0" 5'-0"
57'-0" F I R S T F L O O R 10'-0" 10'-0"
20'-0" PORCH NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH 64 SQ. FT. 2 - CAR GARAGE 450 SQ. FT. TOTAL LIVING 1,671 SQ. FT. FLOOR AREA TABLE 2 - CAR GARAGE 3 BEDROOMS / 2 BATHS PLAN 1 F r e s n o , C a l i f o r n i a 0 4 . 2 0 . 2 3 J:\GROUP2\45722373\2373FLR1C.DWG Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 2 2 3 7 3 Newport Beach, CA USA 92660 0 2 4 8 P L A N 1 (1671) R e f l e c t s F a r m h o u s e E l e v a t i o n M A D I S O N 7'-0"
15'-0" 5 2 . 0 0 ' M I N
7 7 . 0 0 ' M I N 38'-0"
46'-0" 7'-0" GARAGE 21 0 22 0 X PDR. OFFICE / OPT. BEDROOM 4 12 0 12 2 X PANTRY KITCHENREF. D.W. GREAT DINING ROOM 23 8 19 0 X UP 17 R W/H ENTRY PORCH16'-0" OPT. TV WALL STORAGE DN
17 R OPEN TO BELOW BEDROOM 2 10 0 12 0 X PRIMARY BEDROOM 16 9 14 0 X LAU. W. D. LINEN BA. 2 BEDROOM 3 12 0 10 9 X 27 L.F. PRIMARY BATH OPT. BONUS ROOM ± 310 SQ. FT.

OPT. SINK LOFT 10 0 7 0 X NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH 35 SQ. FT. 2 - CAR GARAGE 485 SQ. FT. TOTAL LIVING 2,367 SQ. FT. 2ND FLOOR 1,241 SQ. FT. 1ST FLOOR 1,126 SQ. FT. FLOOR AREA TABLE 2 - CAR GARAGE 3 BEDROOMS / 2.5 BATHS / OFFICE / OPT. BEDROOM 4 / OPT. BONUS ROOM PLAN 2 REF. BA. 3 OPT. BEDROOM 4 AT OFFICE BEDROOM 4 12 0 10 0 X PANTRY STORAGE DN
17 R BA. 2 OPT. BONUS ROOM AT OPEN TO BELOW ± 310 SQ. FT. BONUS ROOM 16 6 15 4 X OPT. DR. LOFT 10 0 7 0 X F r e s n o , C a l i f o r n i a 0 4 . 2 0 . 2 3 \\DRONE\J_DRIVE\GROUP2\45722373\2373FLR2A.DWG Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 2 2 3 7 3 Newport Beach, CA USA 92660 0 2 4 8 P L A N 2 (2367) R e f l e c t s S p a n i s h E l e v a t i o n M A D I S O N GARAGE 21 0 22 0 X PDR. OFFICE / OPT. BEDROOM 4 12 0 12 2 X PANTRY KITCHENREF. D.W. GREAT DINING ROOM 23 8 19 0 X UP 17 R W/H ENTRY OPT. TV WALL STORAGE 7'-0" 15'-0" 5 2 . 0 0 ' M I N
7 7 . 0 0 ' M I N 38'-0"
46'-0" 7'-0"16'-0" PORCH
DN
17 R OPEN TO BELOW BEDROOM 2 10 0 12 0 X PRIMARY BEDROOM 16 9 14 0 X LAU. W. D. LINEN BA. 2 BEDROOM 3 12 0 10 9 X 27 L.F. PRIMARY BATH OPT. BONUS ROOM ± 310 SQ. FT.

OPT. SINK LOFT 10 0 7 0 X NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH 35 SQ. FT. 2 - CAR GARAGE 485 SQ. FT. TOTAL LIVING 2,367 SQ. FT. 2ND FLOOR 1,241 SQ. FT. 1ST FLOOR 1,126 SQ. FT. FLOOR AREA TABLE 2 - CAR GARAGE 3 BEDROOMS / 2.5 BATHS / OFFICE / OPT. BEDROOM 4 / OPT. BONUS ROOM PLAN 2 F r e s n o , C a l i f o r n i a 0 4 . 2 0 . 2 3 J:\GROUP2\45722373\2373FLR2B.DWG Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 2 2 3 7 3 Newport Beach, CA USA 92660 0 2 4 8 P L A N 2 (2367) R e f l e c t s M o d e r n E l e v a t i o n M A D I S O N GARAGE 21 0 22 0 X PDR. OFFICE / OPT. BEDROOM 4 12 0 12 2 X PANTRY KITCHENREF. D.W. GREAT DINING ROOM 23 8 19 0 X UP 17 R W/H ENTRY OPT. TV WALL STORAGE 7'-0" 15'-0" 5 2 . 0 0 ' M I N
7 7 . 0 0 ' M I N 38'-0"
46'-0" 7'-0"16'-0"
DN
17 R OPEN TO BELOW BEDROOM 2 10 0 12 0 X PRIMARY BEDROOM 16 9 14 0 X LAU. W. D. LINEN BA. 2 BEDROOM 3 12 0 10 9 X 27 L.F. PRIMARY BATH OPT. BONUS ROOM ± 310 SQ. FT.

OPT. SINK LOFT 10 0 7 0 X NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH 35 SQ. FT. 2 - CAR GARAGE 485 SQ. FT. TOTAL LIVING 2,367 SQ. FT. 2ND FLOOR 1,241 SQ. FT. 1ST FLOOR 1,126 SQ. FT. FLOOR AREA TABLE 2 - CAR GARAGE 3 BEDROOMS / 2.5 BATHS / OFFICE / OPT. BEDROOM 4 / OPT. BONUS ROOM PLAN 2 F r e s n o , C a l i f o r n i a 0 4 . 2 0 . 2 3 J:\GROUP2\45722373\2373FLR2C.DWG Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 2 2 3 7 3 Newport Beach, CA USA 92660 0 2 4 8 P L A N 2 (2367) R e f l e c t s F a r m h o u s e E l e v a t i o n M A D I S O N NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH 85 SQ. FT. 2 - CAR GARAGE 460 SQ. FT. TOTAL LIVING 2,832 SQ. FT. 2ND FLOOR 1,568 SQ. FT. 1ST FLOOR 1,264 SQ. FT. FLOOR AREA TABLE 2 - CAR GARAGE 3 BEDROOMS / 2.5 BATHS / LOFT / OFFICE / OPT. BEDROOM 4 PLAN 3 PORCH 9'-1" CLG. ENTRY 9'-1" CLG. BEDROOM 4 10 6 10 6 X 9'-1" CLG. OPT. BEDROOM 4 AT OFFICE BA. 3 9'-1" CLG. 5 2 . 0 0 ' M I N 7 7 . 0 0 ' M I N 5'-0" 38'-0" 9'-0"
14'-0" 51'-0" 12'-0"
20'-0" UP 17 RPORCH 9'-1" CLG. PDR. 9'-1" CLG. ENTRY 9'-1" CLG. GREAT ROOM 19 0 18 0 X 9'-1" CLG. GARAGE 21 2 21 0 X 9'-1" CLG. OFFICE / OPT. BEDROOM 4 10 6 13 3 X 9'-1" CLG. W/H DROP PANTRY DINING 18 0 12 6 X 9'-1" CLG. REF. D.W. KITCHEN 9'-1" CLG.

OPT. CAB
OPT. LOWER OPEN TO BELOW BEDROOM 3 12 0 11 0 X 9'-1" CLG. BEDROOM 2 11 7 11 6 X 9'-1" CLG. BA. 2 9'-1" CLG. PRIMARY BEDROOM 18 0 18 2 X 9'-1" CLG. LAU. 9'-1" CLG. LOFT / OPT. BEDROOM 5 14 9 15 0 X 9'-1" CLG. 30 L.F.

DN
17 R OPT. SINK STORAGE PRIMARY BATH 9'-1" CLG.

LINEN
LINEN LAU. 9'-1" CLG.

DN
17 R OPT. SINK BEDROOM 5 10 6 15 0 X 9'-1" CLG. OPT. BEDROOM 5 AT LOFT F r e s n o , C a l i f o r n i a 0 4 . 2 0 . 2 3 \\DRONE\J_DRIVE\GROUP2\45722373\2373FLR3A.DWG Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 2 2 3 7 3 Newport Beach, CA USA 92660 0 2 4 8 P L A N 3 (2382) R e f l e c t s S p a n i s h E l e v a t i o n M A D I S O N NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH 85 SQ. FT. 2 - CAR GARAGE 460 SQ. FT. TOTAL LIVING 2,832 SQ. FT. 2ND FLOOR 1,568 SQ. FT. 1ST FLOOR 1,264 SQ. FT. FLOOR AREA TABLE 2 - CAR GARAGE 3 BEDROOMS / 2.5 BATHS / LOFT / OFFICE / OPT. BEDROOM 4 PLAN 3 UP 17 RPORCH 9'-1" CLG. PDR. 9'-1" CLG. ENTRY 9'-1" CLG. GREAT ROOM 19 0 18 0 X 9'-1" CLG. GARAGE 21 2 21 0 X 9'-1" CLG. OFFICE / OPT. BEDROOM 4 10 6 13 3 X 9'-1" CLG. W/H DROP PANTRY DINING 18 0 12 6 X 9'-1" CLG. REF. D.W. KITCHEN 9'-1" CLG.

OPT. CAB
OPT. LOWER 5 2 . 0 0 ' M I N
7 7 . 0 0 ' M I N 5'-0" 38'-0" 9'-0"
14'-0" 51'-0" 12'-0"
20'-0" OPEN TO BELOW BEDROOM 3 12 0 11 0 X 9'-1" CLG. BEDROOM 2 11 7 11 6 X 9'-1" CLG. BA. 2 9'-1" CLG. PRIMARY BEDROOM 18 0 18 2 X 9'-1" CLG. LAU. 9'-1" CLG. LOFT / OPT. BEDROOM 5 14 9 15 0 X 9'-1" CLG. 30 L.F.

DN
17 R OPT. SINK STORAGE PRIMARY BATH 9'-1" CLG.

LINEN
LINEN F r e s n o , C a l i f o r n i a 0 4 . 2 0 . 2 3 J:\GROUP2\45722373\2373FLR3B.DWG Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 2 2 3 7 3 Newport Beach, CA USA 92660 0 2 4 8 P L A N 3 (2382) R e f l e c t s M o d e r n E l e v a t i o n M A D I S O N NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH 85 SQ. FT. 2 - CAR GARAGE 460 SQ. FT. TOTAL LIVING 2,832 SQ. FT. 2ND FLOOR 1,568 SQ. FT. 1ST FLOOR 1,264 SQ. FT. FLOOR AREA TABLE 2 - CAR GARAGE 3 BEDROOMS / 2.5 BATHS / LOFT / OFFICE / OPT. BEDROOM 4 PLAN 3 UP 17 R PDR. 9'-1" CLG. ENTRY 9'-1" CLG. GREAT ROOM 19 0 18 0 X 9'-1" CLG. GARAGE 21 2 21 0 X 9'-1" CLG. OFFICE / OPT. BEDROOM 4 10 6 13 3 X 9'-1" CLG. W/H DROP PANTRY DINING 18 0 12 6 X 9'-1" CLG. REF. D.W. KITCHEN 9'-1" CLG.

OPT. CAB
OPT. LOWER 5 2 . 0 0 ' M I N
7 7 . 0 0 ' M I N 5'-0" 38'-0" 9'-0"
14'-0" 51'-0" 12'-0"
20'-0" PORCH 9'-1" CLG. OPEN TO BELOW BEDROOM 3 12 0 11 0 X 9'-1" CLG. BEDROOM 2 11 7 11 6 X 9'-1" CLG. BA. 2 9'-1" CLG. PRIMARY BEDROOM 18 0 18 2 X 9'-1" CLG. LAU. 9'-1" CLG. LOFT / OPT. BEDROOM 5 14 9 15 0 X 9'-1" CLG. 30 L.F.

DN
17 R OPT. SINK STORAGE PRIMARY BATH 9'-1" CLG.

LINEN
LINEN F r e s n o , C a l i f o r n i a 0 4 . 2 0 . 2 3 J:\GROUP2\45722373\2373FLR3C.DWG Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 2 2 3 7 3 Newport Beach, CA USA 92660 0 2 4 8 P L A N 3 (2382) R e f l e c t s F a r m h o u s e E l e v a t i o n M A D I S O N 5'-0" 42'-0" 5'-0"
10'-0" 53'-0" 14'-0" 5 2 . 0 0 ' M I N
7 7 . 0 0 ' M I N
20'-0" GARAGE 21 4 20 4 X KITCHEN ENTRY GREAT ROOM 30 5 17 4 X UP 17 R PDR. PANTRY REF. D.W.

DROP BEDROOM 4 12 0 12 5 X LIVING / OFFICE 12 4 10 2 X BA. 3 PORCH STORAGE W/H REF. OPT. CABINET PRIMARY BATH 26 L.F. PRIMARY BEDROOM 17 2 17 4 X LAU. D. BEDROOM 2 12 3 12 7 X BEDROOM 3 12 3 12 7 X BONUS ROOM / OPT. BEDROOM 5 & LOFT 19 9 14 9 X DN 17 R OPT. SINK BA. 2LINEN W.

OPT. DR. OPT. UPPER NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH 46 SQ. FT. 2 - CAR GARAGE 469 SQ. FT. TOTAL LIVING 3,152 SQ. FT. 2ND FLOOR 1,687 SQ. FT. 1ST FLOOR 1,465 SQ. FT. FLOOR AREA TABLE 2 - CAR GARAGE LIVING / OPT . BEDROOM 5 / OPT. LOFT 4 BEDROOMS / 3.5 BATHS / BONUS ROOM / PLAN 4 DN 17 R BA. 2 OPT. BEDROOM 5 & LOFT IN LIEU OF BONUS ROOM BEDROOM 5 10 0 11 5 X LOFT 9 6 14 9 X LINEN F r e s n o , C a l i f o r n i a 0 4 . 2 0 . 2 3 \\DRONE\J_DRIVE\GROUP2\45722373\2373FLR4A.DWG Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 2 2 3 7 3 Newport Beach, CA USA 92660 0 2 4 8 P L A N 4 (3152) R e f l e c t s S p a n i s h E l e v a t i o n M A D I S O N GARAGE 21 4 20 4 X KITCHEN ENTRY GREAT ROOM 30 5 17 4 X UP 17 R PDR. PANTRY REF. D.W.

DROP BEDROOM 4 12 0 12 5 X LIVING / OFFICE 12 4 10 2 X BA. 3 PORCH STORAGE W/H REF. OPT. CABINET 5'-0" 42'-0" 5'-0" 10'-0" 53'-0" 14'-0" 5 2 . 0 0 ' M I N
7 7 . 0 0 ' M I N
20'-0" PRIMARY BATH 26 L.F. PRIMARY BEDROOM 17 2 17 4 X LAU. D. BEDROOM 2 12 3 12 7 X BEDROOM 3 12 3 12 7 X BONUS ROOM / OPT. BEDROOM 5 & LOFT 19 9 14 9 X DN 17 R OPT. SINK BA. 2LINEN W.

OPT. DR. OPT. UPPER NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH 46 SQ. FT. 2 - CAR GARAGE 469 SQ. FT. TOTAL LIVING 3,152 SQ. FT. 2ND FLOOR 1,687 SQ. FT. 1ST FLOOR 1,465 SQ. FT. FLOOR AREA TABLE 2 - CAR GARAGE LIVING / OPT . BEDROOM 5 / OPT. LOFT 4 BEDROOMS / 3.5 BATHS / BONUS ROOM / PLAN 4 F r e s n o , C a l i f o r n i a 0 4 . 2 0 . 2 3 J:\GROUP2\45722373\2373FLR4B.DWG Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 2 2 3 7 3 Newport Beach, CA USA 92660 0 2 4 8 P L A N 4 (3152) R e f l e c t s M o d e r n E l e v a t i o n M A D I S O N GARAGE 21 4 20 4 X KITCHEN ENTRY GREAT ROOM 30 5 17 4 X UP 17 R PDR. PANTRY REF. D.W.

DROP BEDROOM 4 12 0 12 5 X LIVING / OFFICE 12 4 10 2 X BA. 3 PORCH STORAGE W/H REF. OPT. CABINET 5'-0" 42'-0" 5'-0" 10'-0" 53'-0" 14'-0" 5 2 . 0 0 ' M I N
7 7 . 0 0 ' M I N
20'-0" PRIMARY BATH 26 L.F. PRIMARY BEDROOM 17 2 17 4 X LAU. D. BEDROOM 2 12 3 12 7 X BEDROOM 3 12 3 12 7 X BONUS ROOM / OPT. BEDROOM 5 & LOFT 19 9 14 9 X DN 17 R OPT. SINK BA. 2LINEN W.

OPT. DR. OPT. UPPER NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH 46 SQ. FT. 2 - CAR GARAGE 469 SQ. FT. TOTAL LIVING 3,152 SQ. FT. 2ND FLOOR 1,687 SQ. FT. 1ST FLOOR 1,465 SQ. FT. FLOOR AREA TABLE 2 - CAR GARAGE LIVING / OPT . BEDROOM 5 / OPT. LOFT 4 BEDROOMS / 3.5 BATHS / BONUS ROOM / PLAN 4 F r e s n o , C a l i f o r n i a 0 4 . 2 0 . 2 3 J:\GROUP2\45722373\2373FLR4C.DWG Copyright 2022 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 2 2 3 7 3 Newport Beach, CA USA 92660 0 2 4 8 P L A N 4 (3152) R e f l e c t s F a r m h o u s e E l e v a t i o n M A D I S O N

W/D W/D UP 18R UP 18R
MIN. 36" CLEARANCE NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION DECK 93 SQ. FT. 1ST FLOOR 901 SQ. FT. FLOOR AREA TABLE 1 - CAR GARAGE 1 BEDROOMS / 1 BATHS 901 SQ. FT. PLAN 2 / 2X NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION DECK 100 SQ. FT. 1ST FLOOR 793 SQ. FT. FLOOR AREA TABLE 1 - CAR GARAGE 1 BEDROOMS / 1 BATHS 793 SQ. FT. PLAN 1 NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION DECK 51 SQ. FT. 1ST FLOOR 1,020 SQ. FT. FLOOR AREA TABLE 1 - CAR GARAGE 2 BEDROOMS / 2 BATHS 1,020 SQ. FT. PLAN 3 NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION DECK 118 SQ. FT. 1ST FLOOR 1,212 SQ. FT. FLOOR AREA TABLE 1 - CAR GARAGE 2 BEDROOMS / 2 BATHS 1,212 SQ. FT. PLAN 4 / 4X 100'-10" 60'-0" GARAGE 10 5 20 8 X GARAGE 10 5 20 8 X GARAGE 10 5 26 0 X GARAGE 10 5 25 6 X GARAGE 10 5 20 8 X GARAGE 10 5 20 8 X GARAGE 10 5 20 8 X GARAGE 21 0 10 2 X GARAGE 21 0 10 2 X GARAGE 27 2 10 2 X GARAGE 20 4 10 2 X STORAGE STORAGE STORAGE STORAGE ELECT. ELECT. FIRE RISER GREAT ROOM 15 3 14 0 X PATIO 15 5 7 7 X DINING 12 0 9 0 XKITCHEN BEDROOM 2 12 0 10 6 X BA. 2 MASTER BATH REF. PAN. D.W. ISLAND LINEN WALK-IN CLOSET MASTER BEDROOM 13 0 15 0 X TANKLESS W/H ENTRY PLAN 2X ( ADAPTABLE UNIT - 11-A ) PLAN 4X ( ADAPTABLE UNIT - 11-A ) FAU GAS METERS TANKLESS W/H PATIO 12 0 7 7 X ENTRY KITCHENISLAND REF. PAN. D.W. WALK-IN CLOSET MASTER BEDROOM 12 0 13 0 X MASTER BATH FAU GREAT ROOM 13 0 21 9 X LINEN GARAGE 20 4 10 2 X STORAGE FAU A B A B C l o v i s , C A W I C K S A P A R T M E N T S 1 2 . 0 3 . 2 1 C:\USERS\BGREEN\DESKTOP\WICKS APARTMENTS (FLOOR PLAN & ROOF REVISIONS)\DESIGN\9124_12PLEX_FLR.DWG Copyright 2019 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 1 9 1 2 4 Newport Beach, CA USA 92660 0 2 4 8 F i r s t F l o o r 1 2 - P L E X - C O N C E P T U A L F L O O R P L A N W/D W/D UP 18R UP 18R
MIN. 36" CLEARANCE NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION DECK 93 SQ. FT. 1ST FLOOR 901 SQ. FT. FLOOR AREA TABLE 1 - CAR GARAGE 1 BEDROOMS / 1 BATHS 901 SQ. FT. PLAN 2 / 2X NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION DECK 100 SQ. FT. 1ST FLOOR 793 SQ. FT. FLOOR AREA TABLE 1 - CAR GARAGE 1 BEDROOMS / 1 BATHS 793 SQ. FT. PLAN 1 NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION DECK 51 SQ. FT. 1ST FLOOR 1,020 SQ. FT. FLOOR AREA TABLE 1 - CAR GARAGE 2 BEDROOMS / 2 BATHS 1,020 SQ. FT. PLAN 3 NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION DECK 118 SQ. FT. 1ST FLOOR 1,212 SQ. FT. FLOOR AREA TABLE 1 - CAR GARAGE 2 BEDROOMS / 2 BATHS 1,212 SQ. FT. PLAN 4 / 4X 107'-7" 60'-0" GARAGE 10 5 20 8 X GARAGE 10 5 20 8 X GARAGE 17 2 26 0 X GARAGE 10 5 25 6 X GARAGE 21 0 10 2 X GARAGE 21 0 10 2 X GARAGE 27 2 10 2 X STORAGE STORAGE STORAGE GREAT ROOM 15 3 14 0 X PATIO 15 5 7 7 X DINING 12 0 9 0 XKITCHEN BEDROOM 2 12 0 10 6 X BA. 2 MASTER BATH REF. PAN. D.W. ISLAND LINEN WALK-IN CLOSET MASTER BEDROOM 13 0 15 0 X TANKLESS W/H ENTRY PLAN 4X ( ADAPTABLE UNIT - 11-A ) 8'-0" CLR. PASSENGER LOADING ZONE PER C.B.C. (1109A.8.6) FAU GARAGE 10 5 20 8 X GARAGE 10 5 20 8 X GARAGE 10 5 20 8 X ELECT. ELECT. FIRE RISER GAS METERS PLAN 2X ( ADAPTABLE UNIT - 11-A ) TANKLESS W/H PATIO 12 0 7 7 X KITCHENISLAND REF. PAN. D.W. WALK-IN CLOSET MASTER BEDROOM 12 0 13 0 X MASTER BATH LINEN FAU GREAT ROOM 13 0 21 9 X ENTRY GARAGE 20 4 10 2 X GARAGE 20 4 10 2 X STORAGE STORAGE FAU C l o v i s , C A W I C K S A P A R T M E N T S 1 2 . 0 3 . 2 1 C:\USERS\BGREEN\DESKTOP\WICKS APARTMENTS (FLOOR PLAN & ROOF REVISIONS)\DESIGN\9124_12PLEX_FLR.DWG Copyright 2019 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 1 9 1 2 4 Newport Beach, CA USA 92660 0 2 4 8 F i r s t F l o o r 1 2 - P L E X - C O N C E P T U A L F L O O R P L A N - A L T E R N A T E w / V A N A C C E S S I B L E G A R A G E W/D W/D W/D W/D W/D UP DN. DN. UP PLAN 4 PLAN 1 GREAT ROOM 15 3 14 0 X DECK 15 5 7 7 X DINING 12 0 9 0 XKITCHEN BEDROOM 2 12 0 10 6 X BA. 2 MASTER BATH REF. PAN. D.W. ISLAND LINEN WALK-IN CLOSET MASTER BEDROOM 13 0 15 0 X TANKLESS W/H TANKLESS W/H DECK 12 0 7 7 X ENTRY KITCHENISLAND REF. PAN. D.W. WALK-IN CLOSET MASTER BEDROOM 12 0 13 0 X MASTER BATH LINEN TANKLESS W/H DECK 15 0 6 7 X MASTER BEDROOM 12 0 11 0 X MASTER BATH KITCHEN REF. PAN. ISLAND ENTRY GREAT ROOM 15 0 12 6 X DINING 12 0 10 0 X MASTER BEDROOM 13 0 12 4 X BEDROOM 2 12 2 11 5 X MASTER BATH KITCHEN REF. PAN. D.W. ISLAND GREAT ROOM 13 6 18 0 X DINING 9 6 9 0 X DECK 8 0 5 7 X TANKLESS W/H ENTRY BA. 2 LINEN MASTER BEDROOM 13 0 12 4 X BEDROOM 2 12 2 11 5 X MASTER BATH KITCHEN REF. PAN. D.W. ISLAND GREAT ROOM 13 6 18 0 X DINING 9 6 9 0 X DECK 8 0 5 7 XTANKLESS W/H ENTRY BA. 2 LINEN FAU FAU FAU FAU FAU WALK-IN CLOSET WALK-IN CLOSET PLAN 3 PLAN 3 PLAN 2 D.W. GREAT ROOM 13 0 21 9 X LINEN ENTRY STORAGE FAU A B A B NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION DECK 93 SQ. FT. 1ST FLOOR 901 SQ. FT. FLOOR AREA TABLE 1 - CAR GARAGE 1 BEDROOMS / 1 BATHS 901 SQ. FT. PLAN 2 / 2X NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION DECK 100 SQ. FT. 1ST FLOOR 793 SQ. FT. FLOOR AREA TABLE 1 - CAR GARAGE 1 BEDROOMS / 1 BATHS 793 SQ. FT. PLAN 1 NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION DECK 51 SQ. FT. 1ST FLOOR 1,020 SQ. FT. FLOOR AREA TABLE 1 - CAR GARAGE 2 BEDROOMS / 2 BATHS 1,020 SQ. FT. PLAN 3 NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION DECK 118 SQ. FT. 1ST FLOOR 1,212 SQ. FT. FLOOR AREA TABLE 1 - CAR GARAGE 2 BEDROOMS / 2 BATHS 1,212 SQ. FT. PLAN 4 / 4X C l o v i s , C A W I C K S A P A R T M E N T S 1 2 . 0 3 . 2 1 C:\USERS\BGREEN\DESKTOP\WICKS APARTMENTS (FLOOR PLAN & ROOF REVISIONS)\DESIGN\9124_12PLEX_FLR.DWG Copyright 2019 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 1 9 1 2 4 Newport Beach, CA USA 92660 0 2 4 8 S e c o n d F l o o r 1 2 - P L E X - C O N C E P T U A L F L O O R P L A N W/D W/D W/D W/D W/D DN. DN. PLAN 4 PLAN 1 PLAN 3 PLAN 3 GREAT ROOM 15 3 14 0 X DECK 15 5 7 7 X DINING 12 0 9 0 XKITCHEN BEDROOM 2 12 0 10 6 X BA. 2 REF. PAN. D.W. ISLAND LINEN MASTER BEDROOM 13 0 15 0 X TANKLESS W/H ENTRY MASTER BEDROOM 13 0 12 4 X BEDROOM 2 12 2 11 5 X MASTER BATH KITCHEN REF. PAN. D.W. ISLAND GREAT ROOM 13 6 18 0 DINING X 9 6 9 0 X DECK 8 0 5 7 X TANKLESS W/H ENTRY BA. 2 LINEN MASTER BEDROOM 13 0 12 4 X BEDROOM 2 12 2 11 5 X MASTER BATH KITCHEN REF. PAN. D.W. ISLAND GREAT ROOM 13 6 18 0 X DINING 9 6 9 0 X DECK 8 0 5 7 XTANKLESS W/H ENTRY BA. 2 LINEN FAU FAU FAU WALK-IN CLOSET WALK-IN CLOSET MASTER BATH KITCHEN REF. PAN. ISLAND ENTRY DINING 12 0 10 0 X FAU D.W. LINEN MASTER BATH WALK-IN CLOSET TANKLESS W/H DECK 12 0 7 7 X KITCHENISLAND REF. PAN. D.W. WALK-IN CLOSET MASTER BEDROOM 12 0 13 0 X MASTER BATH FAU PLAN 2 GREAT ROOM 13 0 21 9 X ENTRY LINEN STORAGE / ROOF ACCESS TANKLESS W/H DECK 15 0 6 7 X MASTER BEDROOM 12 0 11 0 X GREAT ROOM 15 0 12 6 X OPEN TO BELOW OPEN TO BELOW FAU A B A B NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION DECK 93 SQ. FT. 1ST FLOOR 901 SQ. FT. FLOOR AREA TABLE 1 - CAR GARAGE 1 BEDROOMS / 1 BATHS 901 SQ. FT. PLAN 2 / 2X NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION DECK 100 SQ. FT. 1ST FLOOR 793 SQ. FT. FLOOR AREA TABLE 1 - CAR GARAGE 1 BEDROOMS / 1 BATHS 793 SQ. FT. PLAN 1 NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION DECK 51 SQ. FT. 1ST FLOOR 1,020 SQ. FT. FLOOR AREA TABLE 1 - CAR GARAGE 2 BEDROOMS / 2 BATHS 1,020 SQ. FT. PLAN 3 NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION DECK 118 SQ. FT. 1ST FLOOR 1,212 SQ. FT. FLOOR AREA TABLE 1 - CAR GARAGE 2 BEDROOMS / 2 BATHS 1,212 SQ. FT. PLAN 4 / 4X C l o v i s , C A W I C K S A P A R T M E N T S 1 2 . 0 3 . 2 1 C:\USERS\BGREEN\DESKTOP\WICKS APARTMENTS (FLOOR PLAN & ROOF REVISIONS)\DESIGN\9124_12PLEX_FLR.DWG Copyright 2019 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 1 9 1 2 4 Newport Beach, CA USA 92660 0 2 4 8 T h i r d F l o o r 1 2 - P L E X - C O N C E P T U A L F L O O R P L A N

PARCEL PARCEL

HIGHCREST CTOILETS VITREOUS CHINA

STANWELL CURINALS VITREOUS CHINA

HIGHCREST CTOILETS VITREOUS CHINA HIGHCREST CTOILETS VITREOUS CHINA

HIGHCREST CTOILETS VITREOUS CHINA

STANWELL CURINALS VITREOUS CHINA

HIGHCREST CTOILETS VITREOUS CHINA
HIGHCREST CTOILETS VITREOUS CHINA WARM MICRO PARCEL OFFICE 14 6 13 2 X 10'-1" CLG. COPY ROOM 10'-1" CLG. POOL EQUIPMENT 24 0 12 0 X 10'-1" CLG. PREP. KITCHEN 17 0 9 2 X 10'-1" CLG. ENTRY PORCH 20 0 14 8 X 11'-1" CLG. CLUB ROOM 31 0 29 4 X 13'-1" CLG. SHOWERS 10'-1" CLG. FITNESS ROOM 22 6 31 10 X 11'-1" CLG. 80'-0" 79'-2" M.E.P. ROOM 10'-1" CLG. MAINTENANCE ROOM 15 6 14 6 X 10'-1" CLG. MAILBOXES 19 4 8 4 X 10'-1" CLG. PARCEL LOCKERS 8 3 12 0 X 10'-1" CLG. HOSPITALITY BAR 10'-1" CLG. OUTDOOR EVENT 33 0 18 2 X 12'-4" CLG. UP 21 R SECURITY/ SERVER 10'-1" CLG. A A BB STORAGE MEN'S RESTROOM 10'-1" CLG. WOMEN'S RESTROOM 10'-1" CLG. WOMEN'S POOL RESTROOM 10'-1" CLG. MEN'S POOL RESTROOM 10'-1" CLG. 22'-6 1/2" 33'-5 1/2" 23'-6" 6" 15'-0" 2'-0" 55'-0" 4'-8" 1'-6" 1'-0"
2'-2" 18'-8" 5'-0" 21'-10 1/2" 31'-5 1/2"
79'-2" 15'-6" 20'-0" 28'-6" HVAC NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION FLOOR AREA TABLE ENTRY & CLUBROOM 969 SQ. FT. FITNESS 739 SQ. FT. PREP. KITCHEN 168 SQ. FT. RESTROOM 525 SQ. FT. OFFICE 300 SQ. FT. MAILBOXES 304 SQ. FT. MAINTENANCE ROOM 232 SQ. FT. POOL RESTROOM 389 SQ. FT. POOL EQUIPMENT 311 SQ. FT. SECURITY / SERVER ROOM 89 SQ. FT. M.E.P. 70 SQ. FT. HALLWAY 154 SQ. FT. MANAGER'S UNIT 1090 SQ. FT. TOTAL INDOOR AREA 5,339 SQ. FT. OUTDOOR EVENT 644 SQ. FT. ENTRY PORCH 356 SQ. FT. CIRCULATION 88 SQ. FT. TOTAL 6,427 SQ. FT. C l o v i s , C a l i f o r n i a W I C K S R E C R E A T I O N B U I L D I N G 1 2 . 0 7 . 2 1 \\DRONE\J_DRIVE\GROUP21\45721388\DESIGN\1388 DES_REC FLR.DWG Copyright 2021 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 2 1 3 8 8 Newport Beach, CA USA 92660 0 2 4 8 R E C R E A T I O N C E N T E R F i r s t F l o o r P l a n DN21 R LIVING ROOM 14
8 13 10
X 9'-1" CLG. KITCHEN 9'-1" CLG. BEDROOM 2 10
8 10
2 X 9'-1" CLG. BEDROOM 1 10
8 10
0 X 9'-1" CLG. WALK-IN CLOSET 15 L.F. BATH 1 9'-1" CLG. BATH 2 9'-1" CLG. W/D W/H ENTRY DECK 9'-1" CLG.

A
A
BB MECH. OPT. ACCESS TO CEILING SPACE NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION FLOOR AREA TABLE ENTRY & CLUBROOM 969 SQ. FT. FITNESS 739 SQ. FT. PREP. KITCHEN 168 SQ. FT. RESTROOM 525 SQ. FT. OFFICE 300 SQ. FT. MAILBOXES 304 SQ. FT. MAINTENANCE ROOM 232 SQ. FT. POOL RESTROOM 389 SQ. FT. POOL EQUIPMENT 311 SQ. FT. SECURITY / SERVER ROOM 89 SQ. FT. M.E.P. 70 SQ. FT. HALLWAY 154 SQ. FT. MANAGER'S UNIT 1090 SQ. FT. TOTAL INDOOR AREA 5,339 SQ. FT. OUTDOOR EVENT 644 SQ. FT. ENTRY PORCH 356 SQ. FT. CIRCULATION 88 SQ. FT. TOTAL 6,427 SQ. FT. C l o v i s , C a l i f o r n i a W I C K S R E C R E A T I O N B U I L D I N G 1 2 . 0 7 . 2 1 \\DRONE\J_DRIVE\GROUP21\45721388\DESIGN\1388 DES_REC FLR.DWG Copyright 2021 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 2 1 3 8 8 Newport Beach, CA USA 92660 0 2 4
8 R E C R E A T I O N C E N T E R S e c o n d F l o o r P l a n ROOF PLAN 1/4"=1'-0" PITCH: 3.5:12 U.N.O. RAKE: 0" EAVE: 14" ROOF MATERIAL: CONCRETE 'S' TILE PROPOSED SOLAR ZONE BUILDING WALL LINE ROOF LINE 5:12
5:12
7:12
5:12
5:12
5:12
5:12 PROPOSED SOLAR ZONE PROPOSED SOLAR ZONE A A BB C l o v i s , C a l i f o r n i a W I C K S R E C R E A T I O N B U I L D I N G 1 2 . 0 7 . 2 1 \\DRONE\J_DRIVE\GROUP21\45721388\DESIGN\1388 DES_REC ROOF.DWG Copyright 2021 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 4 5 7 . 2 1 3 8 8 Newport Beach, CA USA 92660 0 2 4 8 R E C R E A T I O N C E N T E R R o o f P l a n

BELISSA/OAK PLACE COMMUNITY
Project Narrative
GOAL
The Belissa/Oak Place Community is envisioned as a mixed-use development including low, medium, and high density residential and neighborhood commercial uses on approximately 59.84 gross acres.

DESCRIPTION
Belissa Residential Community
The Belissa Residential Community will be a single-family residential development providing 159 low density units and 150 medium density units. The average single-family residential lot size is 3,519 SF.

Lots 1-100 will use the Madison Collection residential building product. The Madison Collection includes plans for 1- and 2-story homes ranging from 1,671 SF to 3,152 SF. The average lot size for Madison Homes will be 4,186 SF. The Madison homes will include street-facing ornamentation.

Lots 101-309 will use the Ariette Collection residential building product. The Ariette Collection is comprised
of 2-story homes ranging from 1,553 SF to 2,044 SF.

The average lot size for Ariette homes is 3,199 SF. The Ariette Collection homes will display four-sided
ornamentation.

Example Elevations from Madison Collection
Example Elevation from Ariette Collection
The single-family residential area includes 11 parks (Lots C, D, G, H, I, J, K, L, N, O and P) and an active trail along Modoc Ditch to provide ample opportunities for outdoor recreation and play. All parks will be dedicated to the City of Visalia and maintained via a Landscape and Lighting District. The average park size is 0.21 acres.

The largest park (Lot L) is approximately 0.68 acres and will include a playground, benches, half-basketball court, picnic-table area, pedestrian loop, pet stations, and open space lawn.

The smallest park, Lot C will be a small pocket park spanning approximately 0.03 acres and will include an exercise station, an open walking trail area with a trailhead to Modoc Ditch, benches, trash cans, and designated pet stations. Lot D will be a pocket park covering approximately 0.10 acres and will feature an exercise station, an open walking area, a bench, and trash can.

Lot G, encompassing around

0.26 acres, will provide a Tot Lot
play area tailored for children
under 5 years old. Additionally, it
will provide well-placed
benches, convenient trash
cans, and thoughtful pet
stations.

Nestled within approximately 0.24 acres, Lot H will present a vibrant open grass play area, perfect for recreation. Visitors can unwind on comfortable benches, dispose of litter responsibly in the strategically placed trash cans, and make use of the provided Pet Station
Lot G
Lot L
pet stations. Lot I, another pocket park, spans roughly 0.10 acres, and will be comprised of a grassy open space area, offering a tranquil retreat.

Lot J, occupying an area of approximately 0.17 acres, will provide a playground designed for children aged 5 and above. In addition to this, visitors will find exercise stations to promote a healthy lifestyle, comfortable benches, convenient trash cans, and pet stations.

Lot K, spanning approximately 0.23 acres, will include exercise stations and an open walking trail area. Visitors can also find comfortable benches, conveniently placed trash cans, and pet stations for added convenience. Lot N, extending over approximately 0.18 acres, will serve as an entry point into the community and provide a beautifully landscaped focal point, adding to the neighborhood’s overall charm.

Lot O, covering an area of approximately 0.17 acres, will include an open walking trail area with a convenient trailhead to Modoc Ditch Trail. Moreover, it will provide benches, trash cans, and dedicated pet stations.

Lastly, Lot P, spanning approximately 0.05 acres, will include a landscaped walking path to provide pedestrian connectivity between the Belissa Residential Community and the future neighborhood commercial area.

Lot J
Oak Place Multi-Family Community
The Oak Place Multi-Family Community will be a high-density residential development on approximately 7.15 acres. The multi-family development will be ungated and managed by a property management company.

The community includes 14 12-plex multi-family buildings to provide a total of 168 dwelling units. The multi-family buildings will be three stories and include units ranging from 793 SF (1 bed/1bath) to 12,12 SF (2 bed/2 bath). An individual garage is provided for each unit to provide covered parking.

Amenities within the multi-family community include a swimming pool, clubhouse/recreation building, and dedicated open space areas totaling 0.35-acres.

These amenities will be available for the exclusive use of community residents and their guests. The clubhouse/recreation building will include a fitness room, locker rooms, restrooms, and community gathering spaces. This building will also house the leasing office and property maintenance/storage areas. A manager’s unit is provided on the second floor of this building.

In addition to on-site amenities, the Oak Place Multi- Family Community will provide pedestrian connectivity to the 2.57 acres of planned parkspace within the Belissa subdivision to the east and future commercial uses to the south.

Visibility to the single-family areas east of the Oak Place Multifamily Community will be limited to the greatest extent feasible through the use of privacy fencing and distancing between the apartment buildings and the eastern property line.

To create an effective visual barrier, the project will implement the maximum allowable fence height of 7 feet along the boundary separating the multi-family and singlefamily areas. This fencing option will significantly limit direct line-of-sight between the apartment buildings and the single-family homes. To increase the separation between the multi-family and single-family housing units, the eastern property line of the multifamily area has been designated as the "rear yard." This designation enforces a 15-foot setback, adding an extra layer of physical distance between the apartment buildings and the single-family residences.

Standard 6’ Fence with 5’ Side Yard
Setback (No Landscaping)
Proposed 7’ Fence with 15’ Rear Yard
Setback and Landscaping
DEVIATIONS FROM R-1-5 (PD) STANDARDS
The PUD application is requesting the following:
• Non-standard residential development standards (i.e.) reduced setbacks and smaller lots) for Low Density and Medium Density Lots, including lots > 5,000 SF. • Non-standard roadway designs (i.e., non-standard roadway knuckles.) The rationale for the proposed non-standard development standards is to accommodate the smaller home products on the smaller lots as the VMC does not include development standards for lots under 5,000 SF. The proposed low density and medium density residential land uses are consistent with the land use designations and densities per the City of Visalia General Plan. However, there are some lots that are above 5,000 SF due to their location adjacent to a non-standard knuckle, corner, or back up along an existing neighborhood. Due to their location and atypical shape, the lots are required to be above 5,000 SF to accommodate the Madison and Ariette building footprint while complying with the proposed Madison and Ariette setbacks. For the few lots above 5,000 SF, the applicant is requesting the same proposed setbacks for the Madison and Ariette Lots.

R-1-5
Standard
Setbacks
Proposed Setbacks
Madison Lots
(Lots 1-100)
Ariette Lots
(Lots 101-309)
Front 12’ (20’ Garage) 10' (20' GARAGE) 10' (20' GARAGE) Side 5’ (10’ Corner) 5’ (10’ Corner) 3’ (10’ Corner)
Rear 15’ 5’1 5’2

1. Lots 1-3 will retain 20’ rear yard.

2. Lots 130-143 will retain 20’ rear yard.

City Standard Roadway Knuckle Proposed Roadway Knuckle
RW
RW
RW
RW
Conceptual Landscape Plan
The Belissa Residential Community is
envisioned as a mixed-use development
including low, medium, and high density
residential and neighborhood commercial
uses on approximately 59.84 acres. The
Conceptual Landscape Plan shows the eleven
parks located throughout the community to
provide residents with ample opportunities
for outdoor recreation and play. In addition to
the parks, there will be access to an active trail
along the Modoc Ditch for running, walking,
biking, and other forms of recreation. The parks
will be dedicated to the City of Visalia and
maintained by the Landscape and Lighting
District.

APN 077-050-004, 006
Existing Zoning AE-40 (County)
Proposed Zoning R-1-5 (PD)
Proposed Use Residential
Total Area 59.84 acres (gross)
Park / Open Space 2.57 acres

SITE INFORMATION

ACTIVE PLAY PARK
(0.68 AC)
ENTRY
PARK
(0.13 AC)

POCKET PARK
(0.23 AC)

POCKET PARK
(0.17 AC)

POCKET PARK
(0.24 AC)

POCKET PARK
(0.26 AC)

ACTIVE TRAIL ALONG MODOC DITCH

POCKET PARK
(0.03 AC)

POCKET PARK
(0.1 AC)

POCKET PARK
POCKET PARK (0.17 AC)
(0.17 AC)

POCKET PARK
(0.05 AC)

BELISSA RESIDENTIAL COMMUNITY
Demaree Way & Riverway Drive
City of Visalia, California
0 50’ 100’
N

MODOC DITCH
20’
PATH / MAINT. ACCESS
15’
PATH / MAINT. ACCESS
15’
HALFBASKETBALL
COURT

PLAYGROUND

OPEN LAWN
SPACE

PEDESTRIAN LOOP
PICNIC
TABLE
AREA

RIVERWAY DRIVE N CHINOWTH STREET

NEWTON AVENUE

DEMAREE WAY

LINWOOD STREET
Conceptual Landscape Plan
The Oak Place Multi-Family Community will be a high
density residential development on approximately 7.15
acres. The Conceptual Landscape Plan shows three
dedicated open space areas throughout the commuity
totaling 0.35 acres. The Project will also include a clubhouse/ recreation building and a swimming pool to provide
ample recreational oportunities for community residents.

In addition to on-site amenities, the Oak Place MultiFamily Community will provide pedestrian connectivity to the 2.52 acres of planned parkspace within the Belissa
subdivision to the east and future commercial uses to the south.

APN 077-050-004, 006
Existing Zoning AE-40 (County)
Proposed Zoning R-1-5 (PD)
Proposed Use Residential
Total Area 59.84 acres (gross)
Park / Open Space 0.35 acres

SITE INFORMATION OPEN SPACE

0.02 AC

OPEN SPACE

0.06 AC

OPEN SPACE WITH POOL

0.27 AC
12-PLEX

CLUBHOUSE
12-PLEX
12-PLEX
12-PLEX
12-PLEX 12-PLEX
12-PLEX
12-PLEX
12-PLEX
12-PLEX
12-PLEX
12-PLEX
12-PLEX 12-PLEX

OAK PLACE MULTI-FAMILY COMMUNITY
Demaree Way & Riverway Drive
City of Visalia, CaliforniaLINWOOD STREET

COBURN AVE

LOW DENSITY

RESIDENTIAL

LOW DENSITY

RESIDENTIAL
LOW

DENSITY

RESIDENTIAL

LOW DENSITY

RESIDENTIAL
MEDIUM

DENSITY

RESIDENTIAL
PUBLIC

INSTITUTIONAL
PARKS/

RECREATION

NEIGHBORHOOD

COMMERCIAL
MEDIUM

DENSITY

RESIDENTIAL
MEDIUM

DENSITY

RESIDENTIAL
HIGH

DENSITY

RESIDENTIAL

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 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
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

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
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 Section 1
Initial Study/Negative
Declaration Process
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.
1-2
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. 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.
1-4
Belissa Residential Community
DRAFT Initial Study/Mitigated Negative Declaration July 2023

1.8 CEQA Process Flow Chart
Section 2
Project Description
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 2-2
Belissa Residential Community
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
2-3
Belissa Residential Community
DRAFT Initial Study/Mitigated Negative Declaration July 2023 Figure 2-1. Regional Location Map
2-4
Belissa Residential Community
DRAFT Initial Study/Mitigated Negative Declaration July 2023 Figure 2-2. Vicinity Map
Section 3
Evaluation of Environmental
Impacts
3-1
Belissa Residential Community
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. 3-2
Belissa Residential Community
DRAFT Initial Study/Mitigated Negative Declaration July 2023

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 3-3
Belissa Residential Community
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 3-4
Belissa Residential Community
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. 3-5
Belissa Residential Community
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
3-6
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DRAFT Initial Study/Mitigated Negative Declaration July 2023 Figure 3-1. Vicinity Map
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Belissa Residential Community
DRAFT Initial Study/Mitigated Negative Declaration July 2023 Figure 3-2: Site Plan
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Belissa Residential Community
DRAFT Initial Study/Mitigated Negative Declaration July 2023

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. 3-11
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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 3-12
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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 3-13
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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 3-14
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DRAFT Initial Study/Mitigated Negative Declaration July 2023

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. 3-19
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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 3-24
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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 -- --
3-25
Belissa Residential Community
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:
3-26
Belissa Residential Community
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.
3-27
Belissa Residential Community
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 3-28
Belissa Residential Community
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. 3-29
Belissa Residential Community
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. 3-30
Belissa Residential Community
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 3-31
Belissa Residential Community
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. 3-32
Belissa Residential Community
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. 3-33
Belissa Residential Community
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.
3-34
Belissa Residential Community
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. 3-36
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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 3-37
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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 3-40
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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. 3-41
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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. 3-43
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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. 3-44
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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. 3-45
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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 3-46
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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. 3-47
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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. 3-50
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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 3-53
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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. 3-57
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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. 3-61
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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 3-62
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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. 3-64
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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 3-65
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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 3-66
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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;
3-67
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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 3-69
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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. 3-70
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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. 3-73
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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. 3-74
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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. 3-75
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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. 3-79
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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 3-80
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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, 3-82
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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. 3-84
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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. 3-86
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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 3-89
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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.” 3-93
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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. 3-94
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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 3-95
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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. 3-97
Belissa Residential Community
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 3-98
Belissa Residential Community
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. 3-99
Belissa Residential Community
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 3-100
Belissa Residential Community
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. 3-101
Belissa Residential Community
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. 3-103
Belissa Residential Community
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. 3-105
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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.
3-106
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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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DRAFT Initial Study/Mitigated Negative Declaration July 2023

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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Belissa Residential Community
DRAFT Initial Study/Mitigated Negative Declaration July 2023 Mitigation Measure
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.