Agenda packet — Visalia City Council, September 15, 2025 (part 2 of 7)

9110 Alcosta Blvd, Suite H #3030
San Ramon, CA, 94583
Proposed by: Tyler Stanchina
Contact Phone:

Contact Email: [email protected]
Quote ID: Q-37531
Valid Through: 10/28/2025
Currency: USD

Order Form

Address Information

Bill To: Ship To:

City of Visalia Community Development City of Visalia Community Development 315 E. Acequia Avenue 315 E. Acequia Avenue
Visalia, California 93291 Visalia, California, 93291
United States United States

Billing Name: Isabel Gomez
Billing Phone: 559-713-4445
Billing Email: [email protected]

Services Year Start Date End Date Term
(Months) Price Qty Net Total
ePermitHub Digital Plan Room Year 1 09/22/2025 04/21/2026 7 $40,000.00 1 $23,333.33 TOTAL: $23,333.33

Services Year Start Date End Date Term
(Months) Price Qty Net Total
ePermitHub Digital Plan Room Year 2 04/22/2026 04/21/2027 12 $50,000.00 1 $50,000.00 TOTAL: $50,000.00

Services Year Start Date End Date Term
(Months) Price Qty Net Total
ePermitHub Digital Plan Room Year 3 04/22/2027 04/21/2028 12 $53,000.00 1 $53,000.00 TOTAL: $53,000.00

Services Year Start Date End Date Term
(Months) Price Qty Net Total
ePermitHub Digital Plan Room Year 4 04/22/2028 04/21/2029 12 $56,180.00 1 $56,180.00 TOTAL: $56,180.00

Services Year Start Date End Date Term
(Months) Price Qty Net Total
178

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ePermitHub Digital Plan Room Year 5 04/22/2029 04/21/2030 12 $59,550.00 1 $59,550.00 TOTAL: $59,550.00

Services Year Start Date End Date Term
(Months) Price Qty Net Total
ePermitHub Digital Plan Room Year 6 04/22/2030 04/21/2031 12 $63,120.00 1 $63,120.00 TOTAL: $63,120.00

Services Year Start Date End Date Term
(Months) Price Qty Net Total
ePermitHub Digital Plan Room Year 7 04/22/2031 04/21/2032 12 $66,900.00 1 $66,900.00 TOTAL: $66,900.00

Pricing Summary
Period Net Total
Year 1 $23,333.33
Year 2 $50,000.00
Year 3 $53,000.00
Year 4 $56,180.00
Year 5 $59,550.00
Year 6 $63,120.00
Year 7 $66,900.00

Total $372,083.33

Additional Terms:

1. No additional or conflicting terms or conditions stated in Customer’s order documentation, including, without limitation, purchase orders, will be incorporated into or form any part of this Order Form or the governing agreement, and all such terms or conditions will be null and void.

2. This Order Form, including any OnPrem Licenses, Maintenance and Support, Subscription Services, Enhanced Reporting Database and Managed Application Services will be governed by the applicable terms and conditions. If those terms and conditions are non-existent, have expired, do not apply, or have otherwise been terminated, the following terms at AccelaTerms will govern as applicable, based on the Customer’s purchase.

3. All Software Licenses, Maintenance, and Subscription purchases are non-cancelable and non-refundable.

4. If Customer has a prior agreement with Accela, and this purchase is co-terming with that prior agreement, if the start date on this Order Form is before the actual delivery date of the purchase, Accela may pro -rate this purchase so that it can co-term with the prior agreement.

5. If this Order Form is executed or returned to Accela by Customer after the Order State Date above, Accela may adjust the Order Start Date and Order End Date without increasing the total price based on the date Accela activates the products and provided that the total term length does not change.

6. Pricing is based upon payment by ACH and check. Payment by credit card (including Purchase Cards) for product and services in this Order Form will be subject to a service charge of 3%. There is no service charge for ACH or check

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payment.

7. Customer may purchase additional licenses at the same price and for the same term as the licenses in this Order Form. Additional licenses purchased in this way will have the same annual price applicable for the purchase period and will have the same uplift and term dates as Customer’s existing licenses.

Signatures
Accela, Inc. Customer
Signature: \signature2 {"size": "medium"}\ Signature: \signature1 {"size": "medium"}\ Print Name: \fullname2\ Print Name: \fullname1\
Title: \title2\ Title: \title1\
Date: \date2\ Date: \date1\

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Visalia City Council
Staff Report
Visalia City Council
707 W. Acequia
Visalia, CA 93291
File #: 25-0407 Agenda Date: 9/15/2025 Agenda #: 11.

Agenda Item Wording:

Award of an Emergency Repair Contract - Authorize the City Manager to award an emergency repair contract to RLH Fire Protection Inc, of Bakersfield for a not to exceed amount of $196,275.00.

Prepared by: Donny MacLennan, Building Maintenance Superintendent 713-4525; [email protected] Alvin Dias, Parks and Facilities Manager 713-4564; [email protected] Jason Glick, Parks and Recreation Director 713-4042; [email protected] Department Recommendation: It is recommended that the City Council authorize the award of an emergency repair contract for the updating of the Fire, Life, Safety Systems at both parking structures and Fire Station 52 to RLH Fire Protection Inc, of Bakersfield, CA, for the not to exceed amount of $196,275.00.

Summary:

The City entered into a contract with TK Elevator for $804,013 to modernize four elevators by doing a major overhaul on them. Over the last six months TKE has been manufacturing components for the elevators. Council approved an additional $519,638 for the modernization of elevators within both parking structures and Fire Station 52 from the Measure N (141) Fund.

Part of this additional funding is allocated for the required Fire, Life, Safety Systems update to meet the current building code. The systems will need to be updated for all three facilities receiving the elevator modernization and will need to be completed in conjunction with TK Elevator’s modernization work for the elevators in order to maintain compliance with the California Department of Industrial Relations requirements. Staff reached out to RLH Fire Protection Inc., which is our current contracted vendor for fire systems testing within the parking structures and Fire Station 52 for cost estimates. RLH Fire Protection Inc. has knowledge of our current fire system and was able to provide cost estimates for the facilities. To keep the elevator modernization project moving forward, staff are requesting an emergency repair contract be awarded to RLH Fire Protection Inc.

Background Discussion:

The East Parking Structure was built in 2001 (24 years old) and the West Parking Structure was built in 2007 (18 years old). Both the Parking Structures have been experiencing equipment failures, costly repairs, and many of the replacement parts have become obsolete. Staff have been working with TK Elevators for the past several years to keep the elevators functional and in compliance with the State of California regulations. This has led to costly repairs and the elevators to be down for long periods of time until replacement parts could be located. The non-functioning elevators have become more frequent as the elevators continue to age and have become especially noticeable at the West Acequia Parking Structure due to the high-volume use for Kaweah Health patients and staff.

There are two (2) elevators within the West Acequia Parking Structure and one (1) at the East Acequia Parking Structure. Of these elevators only one elevator is currently operational at West Visalia City Council Printed on 9/10/2025Page 1 of 4
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File #: 25-0407 Agenda Date: 9/15/2025 Agenda #: 11.

Acequia Parking Structure. Of these elevators only one elevator is currently operational at West Acequia Parking Structure and continues require maintenance to resolve functional issues. The other two (2) elevators have experienced operational failures and have been out of service for several months.

Fire Station 52 was built in 1995 and is 30 years old. The elevator has been non-operational since April 2024 after failing the State required load test. During this time, TK Elevators discovered that the hydraulic ram that lifts and lowers the elevator cart was failing and would need to be replaced for the elevator to pass inspection and be operable for use. This is a costly repair due to the design of the system.

Measure N serves as a funding source to repair buildings. These projects are typically roof repairs, HVAC replacements, and large miscellaneous repairs to City facilities. The City currently operates thirteen (13) elevators at various facilities. There are two (2) elevators within the West Acequia Parking Structure (located across from the Hospital), one (1) at the East Acequia Parking Structure (located across from City Hall East), and one (1) at Fire Station 52 (located at 2224 W. Monte Vista).

Of these elevators only one elevator is currently operational at West Acequia Parking Structure. The other three (3) elevators have experienced operational failures and have been out of service for almost a year due to part manufacturing, repair personnel availability and the time involved in design.

On November 18, 2024, Council awarded a contract to TK Elevator for $804,013 to modernize the four elevators by doing a major overhaul on them. Over the last six months, TKE has been manufacturing components for the elevators. Since the contract award, tariffs have been put in place by the Federal Government causing an increase in material costs by $10,000 (change order #1). In addition, it was discovered that the insulation inside the hydraulic tank of the south elevator at the West Acequia Parking Structure had separated and contaminated the hydraulic oil, destroying the hydraulic control valve. The cost for the removal and installation of new hydraulic tanks is $90,000 (change order #2)
Staff are also anticipating a third change order for the replacement and relocation of the elevator hydraulic line at Fire Station 52 for an estimated cost of $100,000 (potential change order #3). TK Elevator will need to install the new hydraulic ram to test the existing hydraulic line. It is hopeful that the line is functional, but if the line fails the pressure test, the City will need to install a new hydraulic line across the building from the machine room to the elevator. The estimated cost for this change order is $100,000. These three change orders total $199,306.

TKE has also informed staff that the Fire, Life, Safety systems will need to be updated to meet the current building code. This update will be completed by RLH Fire Protection who will coordinate with TKE. RLH is the current fire system testing vendor and staff received a quote of $196,275 for the system upgrade.

Fiscal Impact: During the 2024/25 Budget process, Council approved a $1.18 million capital project in the Measure N Fund for Building Maintenance. This project is used for roof repairs, HVAC replacements, and large miscellaneous repairs to City facilities.

The life expectancy of an elevator is now twenty years. Based on the age of the elevators and ongoing issues, staff had included the elevator repairs in the budget to be performed in phases, starting with the two (2) elevators at the West Acequia Parking Structure in FY 24-25, and the one (1) Visalia City Council Printed on 9/10/2025Page 2 of 4
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File #: 25-0407 Agenda Date: 9/15/2025 Agenda #: 11.
starting with the two (2) elevators at the West Acequia Parking Structure in FY 24-25, and the one (1) elevator at the East Acequia Parking Structure to be completed in FY 25-26. Fire Station 52 was not originally included in the budget due to not having any major issues. To stay within the elevator budget, Station 52 was swapped with the second elevator in the West Parking Structure.

Council approved the appropriation of $519,638 as shown in the table below.

Modernization of elevators within both parking structures and Fire Station 52 Project
Current Budget $1,319,926
Change Order #1 - Tariff cost increase $9,306
Change Order #2 - Hydraulic Oil Reservoir Tanks (West Parking Structure)
$90,000
Anticipated Change Order #3 - Hydraulic line replacement and relocation (Fire Station 52)
$100,000
Fire, Life, Safety required upgrades - All elevators (actual) $196,275 Construction Contingency (est.10%) $120,332
Total Estimated Project Costs $1,319,926
Any remaining funds at the completion of the elevator modernization project would be disbursed back to the Measure N fund.

Prior Council Action:

September 2, 2025 - City Staff presented the second of two public hearing August 18, 2025 - City Staff presented the first of two public hearing August 4, 2025 - Authorized staff to enter into Measure N Amendment Process and approved change orders 1 through 3 to TK Elevator.

June 17, 2024 - the City Council approved the appropriation of $310,000 in CIP CP0250 for the modernization of the elevators within the 300 E Acequia Parking Structure.

Other: N/A
Alternatives: Reject staff’s request to award an emergency repair contract and direct staff to perform a Request for Bids. This will delay the repairs and use of the elevators to reach the upper levels of the facilities.

Recommended Motion (and Alternative Motions if expected):

I move to award an emergency repair contract for the updating of the Fire, Life, Safety Systems at both parking structures and Fire Station 52 to RLH Fire Protection Inc, of Bakersfield, CA, in the not to exceed amount of $196,275.00.

Environmental Assessment Status: N/A
Visalia City Council Printed on 9/10/2025Page 3 of 4
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File #: 25-0407 Agenda Date: 9/15/2025 Agenda #: 11.

CEQA Review: N/A
Deadline for Action: 9/15/2025
Attachments: 222 W Parking Structure Fire Alarm Proposal, 300 E Parking Structure Fire Alarm Proposal, Fire Station 52 Fire Alarm Proposal, Draft RLH Contract Visalia City Council Printed on 9/10/2025Page 4 of 4
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FIRE ALARM PROPOSAL
To: City of Visalia

Re: Hospital Parking Structure
Visalia CA.

We are sincerely pleased to submit our budgetary proposal for modifying an existing Silent Knight Fire Alarm System for the above-mentioned facility. Our complete price for this work is $56,000.00.

RLH Fire Protection proposes to modify an existing Fire Alarm System for an Elevator Recall Modernization System for a 5- Story Parking Structure pursuant 2022 NFPA 72, California Fire Code, and local Visalia City FD AHJ requirements. To include the installation of all necessary control panels, wire, devices, and associated hardware. Testing and a complete installation to be done in a professional workman like manner.

This proposal is based on the following information for Elevator Recall Modernization System:
• Demolition of elevator recall initiating points.
• Production of Fire Alarm Drawings for fire alarm design. • Addressable Relay Control Modules for Primary, Secondary Recall, Fire Hat, and Shunt Trip functions for elevators. • Smoke Detector and Heat Detector for Elevator Machine Room. • Smoke Detector provided in each elevator lobby for Elevator Recall. • All the work considered herein is to be conducted during the normal business hours of RLH Fire Protection at prevailing wage rates.
• Engineering, calculations, drawings/submittals and local AHJ permit fees. • California Fire Life Safety certified supervision of installation and testing. • System End User Training.

Additional clarifications and exclusions:
• Due to the insufficient information provided to RLH, this proposal is intended primarily for budgetary purposes. Any deviations from the planned provided, unknown conditions, or additional requirements shall be addressed through a change order.
• All elevator technician fees are to be paid by others for fire alarm contractor, if deemed necessary. • Any repairs to the existing fire alarm system will be provided on a change order basis. • The customer shall provide the lockout/program code for the Fire Alarm System. If code cannot be provided, additional change orders may be supplied to continue with work. • Provision of the self-closing, fire-rated door and associated locking mechanism for the elevator shaft room shall be by others.
• Framing, cutting, and patching associated with the shaft access door shall be performed by others. • Conduit above 10’ if required by customer is excluded (system to be wired utilizing 1-hour fire rated plenum cable). • Exclusion of Patching / Painting shall include but not be limited to any conduits, ceilings or walls. • At the determination of RLH, if excessive amounts of coring/drilling through concrete, cinder block, or any other hard/rock material are required, such work will be considered outside the scope of this proposal and shall be addressed through a change order.
• On-site required safety management/supervision is excluded. • Bonding and bond fees are excluded from this proposal. If a bond is needed, assume an additional 1.25% to the total price.
• The customer shall provide building floor plans in a digital form compatible with AutoCAD for production of Fire Alarm Drawings.
• The customer acknowledges that RLH will require an average of two to six weeks to complete the Fire Alarm System design, followed by an additional four to six weeks for AHJ approval of the submitted Fire Alarm Plans. These time frames are estimates and should not be considered exact. Actual durations may be shorter or longer than the stated averages.
• “Area of Refuge” is explicitly excluded.
• “Emergency Responder Radio Coverage (ERRC)” is explicitly excluded. • Emergency key box (e.g. Knox Box) is explicitly excluded. • Fire watch is explicitly excluded.
185

• The proposal shall be subject to change should AHJ, customer or customer representative, change the provided occupancy type or load, floor plan and/or reflected ceiling plan to anything other than as shown on bid documents. • Monitoring and Inspections shall be provided under a separate contract. • The customer shall provide an accurate and up-to-date work schedule of all trades on-site after acceptance of proposal for the Fire Alarm System design to proceed.
• This proposal only covers a single final inspection for the Fire Alarm System only. If the customer decides to phase any inspections, additional change orders shall be supplied. • If the final inspection is failed by the inspector (AHJ) for any reason outside of the direct result of work performed by RLH, the reinspection shall be fully chargeable to the customer at time, material, and fees. • If any fire alarm work and/or devices, beyond those specified above, should be required, they shall be supplied through change orders.
• This proposal pertains solely to the parking structure and is not affiliated with or connected to the hospital in any capacity.
• There are no OSHPD-related structural connections included for the parking structure; they are fully excluded from the scope of work.
• All audible and visual devices are excluded from this proposal. Should replacement or modification be required, it will be addressed through a separate change order.

Thank you,
Manny Garcia
Fire Alarm Estimator
RLH: CSLB # 777717 C-10/C-16 | DIR # 1000003109
P: 661-412-1468 E: [email protected]
***This proposal is valid for 30 days from August 1, 2025.*** The foregoing proposal is hereby accepted this ____day of____________, 2025, at the price and terms stated herein, hereby authorizing RLH to proceed with this work.

Name: _____________________________________
Signature: __________________________________ Phone: __________________________________ Billing Address, Attention: ______________________________________________________________ Street: ____________________________________City, State, Zip______________________________ 186

FIRE ALARM PROPOSAL
To: City of Visalia

Re: Parking Structure
Visalia CA.

We are sincerely pleased to submit our proposal for furnishing a complete Fire Alarm System for the above-mentioned facility.

Our complete price for this work is $90,000.00.

RLH Fire Protection proposes to remove and replace the following for a complete working Fire Alarm System for a Parking Structure pursuant 2022 NFPA 72, California Fire Code, and local Visalia City FD AHJ requirements. To include the installation of all necessary control panels, wire, devices, and associated hardware. Testing and a complete installation to be done in a professional workman like manner.

This proposal is based on the following information:
• Demolition fire alarm control panel and elevator recall initiating points. • Production of Fire Alarm Drawings for fire alarm design. • Intelligent addressable Fire Alarm Control Panel, with Cellular Communicator, Manual Pull Station next to it, and Smoke Detector above it.
• Fire Alarm Remote Annunciator is located next to the fire alarm control panel. • Addressable Relay Control Modules for Primary, Secondary Recall, Fire Hat, and Shunt Trip functions for elevator. • Smoke Detector and Heat Detector for Elevator Machine Room. • Smoke Detector provided in each elevator lobby for Elevator Recall. • Connection of the Fire Alarm system to equipment provided by others, for monitoring purposes, (1) Waterflow Switch, (2) Tamper Switches (1) Backflow Preventer
• All the work considered herein is to be conducted during the normal business hours of RLH Fire Protection at prevailing wage rates.
• Engineering, calculations, drawings/submittals and local AHJ permit fees. • California Fire Life Safety certified supervision of installation and testing. • System End User Training.

Additional clarifications and exclusions:
• Due to the insufficient information provided to RLH, this proposal is intended primarily for budgetary purposes. Any deviations from the planned provided, unknown conditions, or additional requirements shall be addressed through change orders.
• All elevator technician fees are to be paid by others for fire alarm contractor, if deemed necessary. • Any repairs to the existing fire alarm system will be provided on a change order basis. • The customer shall provide the lockout/program code for the Fire Alarm System. If code cannot be provided, additional change orders may be supplied to continue with work. • Provision of the self-closing, fire-rated door and associated locking mechanism for the elevator shaft room shall be by others.
• All Framing, cutting, and patching associated with the shaft access door shall be performed by others. • Dedicated 120VAC, with locked 20-amp circuit breaker identified in red as Fire Alarm Circuit, shall be provided by Electrical Contractor to control panel and/or power supply cabinets. • FACP and Auxiliary power supplies shall be installed in conditioned spaces, panels required to be mounted outdoors shall be provided with conditioned enclosures by others. • Any devices attached to equipment considered to be a separate scope of work from the Fire Alarm shall be provided and installed by others. This includes but is not limited to Water Flow Switches, Tamper Switches or Smoke Fire Dampers and their related Duct Smoke Detectors.
• Conduit above 10’ if required by customer is excluded (system to be wired utilizing 1-hour fire rated plenum cable). • Exclusion of Patching / Painting shall include but not be limited to any conduits, ceilings or walls. • At the determination of RLH, if excessive amounts of coring/drilling through concrete, cinder block, or any other hard/rock material are required, such work will be considered outside the scope of this proposal and shall be addressed through a change order.
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• On-site required safety management/supervision is excluded. • Bonding and bond fees are excluded from this proposal. If bond is needed, assume an additional 1.25% to the total price.
• The customer shall provide building floor plans in a digital form compatible with AutoCAD for production of Fire Alarm Drawings.
• The customer acknowledges that RLH will require an average of two to six weeks to complete the Fire Alarm System design, followed by an additional four to six weeks for AHJ approval of the submitted Fire Alarm Plans. These time frames are estimates and should not be considered exact. Actual durations may be shorter or longer than the stated averages.
• “Area of Refuge” is explicitly excluded.
• “Emergency Responder Radio Coverage (ERRC)” is explicitly excluded. • Emergency key box (e.g. Knox Box) is explicitly excluded. • Fire watch is explicitly excluded.
• The proposal shall be subject to change should AHJ, customer or customer representative change the provided occupancy type or load, floor plan and/or reflected ceiling plan to anything other than as shown on bid documents. • Monitoring and Inspections shall be provided under a separate contract. • The customer shall provide the lockout/program code for the Fire Alarm System. If code cannot be provided, additional change orders may be supplied to continue with work. • The customer shall provide an accurate and up-to-date work schedule of all trades on-site after acceptance of proposal for the Fire Alarm System design to proceed.
• This proposal only covers a single final inspection for the Fire Alarm System only. If the customer decides to phase any inspections, additional change orders shall be supplied. • If the final inspection is failed by the inspector (AHJ) for any reason outside of the direct result of work performed by RLH, the reinspection shall be fully chargeable to the customer at time, material, and fees. • If any fire alarm work and/or devices, beyond those specified above, should be required, they shall be supplied through change orders.
• All audible and visual devices are excluded from this proposal. Should replacement or modification be required, it will be addressed through a separate change order.

FIRE ALARM PROPOSAL
To: City of Visalia

Re: Fire Station 52
Visalia CA.

We are sincerely pleased to submit our budgetary proposal for modifying the existing Kiddie Fire Alarm System for the above- mentioned facility. Our complete price for this work is $50,275.00.

RLH Fire Protection proposes to modify an existing system for an Elevator Recall Modernization System for a two-story building, pursuant 2022 NFPA 72, California Fire Code, and local Visalia City FD AHJ requirements. To include the installation of all necessary control panels, wire, devices, and associated hardware. Testing and a complete installation to be done in a professional workman like manner.

This proposal is based on the following information for Elevator Recall Modernization System:
• Demolition of elevator recall initiating points.
• Production of Fire Alarm Drawings for fire alarm design. • Addressable Relay Control Modules for Primary, Secondary Recall, Fire Hat, and Shunt Trip functions for elevator. • Smoke Detector and Heat Detector for Elevator Machine Room. • Smoke Detector provided in each elevator lobby for Elevator Recall. • All the work considered herein is to be conducted during the normal business hours of RLH Fire Protection at prevailing wage rates.
• Engineering, calculations, drawings/submittals and local AHJ permit fees. • California Fire Life Safety certified supervision of installation and testing. • System End User Training.

Additional clarifications and exclusions:
• Due to the insufficient information provided to RLH, this proposal is intended primarily for budgetary purposes. Any deviations from the planned provided, unknown conditions, or additional requirements shall be addressed through change orders.
• All elevator technician fees are to be paid by others for fire alarm contractor, if deemed necessary. • Any repairs to the existing fire alarm system will be provided on a change order basis. • The customer shall provide the lockout/program code for the Fire Alarm System. If code cannot be provided, additional change orders may be supplied to continue with work. • Provision of the self-closing, fire-rated door and associated locking mechanism for the elevator shaft room shall be by others.
• All Framing, cutting, and patching associated with the shaft access door shall be performed by others. • Conduit above 10’ if required by customer is excluded (system to be wired utilizing 1-hour fire rated plenum cable). • Exclusion of Patching / Painting shall include but not be limited to any conduits, ceilings or walls. • At the determination of RLH, if excessive amounts of coring/drilling through concrete, cinder block, or any other hard/rock material are required, such work will be considered outside the scope of this proposal and shall be addressed through a change order.
• On-site required safety management/supervision is excluded. • Bonding and bond fees are excluded from this proposal. If a bond is needed, assume an additional 1.25% to the total price.
• The customer shall provide building floor plans in a digital form compatible with AutoCAD for production of Fire Alarm Drawings.
• The customer acknowledges that RLH will require an average of two to six weeks to complete the Fire Alarm System design, followed by an additional four to six weeks for AHJ approval of the submitted Fire Alarm Plans. These time frames are estimates and should not be considered exact. Actual durations may be shorter or longer than the stated averages.
• “Area of Refuge” is explicitly excluded.
• “Emergency Responder Radio Coverage (ERRC)” is explicitly excluded. • Emergency key box (e.g. Knox Box) is explicitly excluded. 189

• Fire watch is explicitly excluded.
• Proposal shall be subject to change should AHJ, customer or customer representative, change the provided occupancy type or load, floor plan and/or reflected ceiling plan to anything other than as shown on bid documents. • Monitoring and Inspections shall be provided under a separate contract. • The customer shall provide an accurate and up-to-date work schedule of all trades on-site after acceptance of proposal for the Fire Alarm System design to proceed.
• This proposal only covers a single final inspection for the Fire Alarm System only. If the customer decides to phase any inspections, additional change orders shall be supplied. • If the final inspection is failed by the inspector (AHJ) for any reason outside of the direct result of work performed by RLH, the reinspection shall be fully chargeable to the customer at time, material, and fees. • If any fire alarm work and/or devices, beyond those specified above, should be required, they shall be supplied through change orders.
• All audible and visual devices are excluded from this proposal. Should replacement or modification be required, it will be addressed through a separate change order.

This Agreement, entered into and effective this ________ day of ________________, 2024 [“Effective Date”], by and between the City of Visalia, hereinafter referred to as the “CITY”, and RLH Fire Protection, Inc. hereinafter referred to as the “CONTRACTOR”, “BIDDER”, or “SUBRECIPIENT”.

R E C I T A L S

WHEREAS, CONTRACTOR is a corporation with a primary business address of 5005 Business Park N., Ste. 200, Bakersfield, CA 93309 and SSN or EIN: 770535230; and

WHEREAS, CITY is a municipal corporation and Charter Law City; and

WHEREAS, CITY desires completion of the Emergency Fire, Life, Safety Systems Upgrade Project, which was costs were precured on 10/01/2025 as evidenced by attached cost estimates; and

WHEREAS, City of Visalia reviewed and evaluated responses to the Bid and determined to award a contract to CONTRACTOR for the Project; and

WHEREAS, CONTRACTOR represents it is licensed, qualified and willing to complete the Project pursuant to terms and conditions of this Agreement.

NOW, THEREFORE, CITY and CONTRACTOR agree as follows:

1. TERM:

The term of this Agreement shall commence on the Effective Date and expire upon completion of all obligations of the parties, unless earlier terminated by the parties. The indemnification and defense provisions shall survive expiration and termination. Suspension or termination of this Agreement may occur if CONTRACTOR materially fails to comply with any term of the award. Additionally, this Agreement may be terminated for convenience . In the event of termination or expiration of this Agreement, CONTRACTOR shall transfer to CITY any funds and/or accounts receivable on hand attributable to the use of CITY funds.

2. ATTACHMENTS INCORPORATED:

The following are attachments for this Agreement. Said attachments are incorporated into this Agreement as if included in full in the body:

ATTACHMENT NO. DESCRIPTION OF ATTACHMENT
Attachment 1 Contract General Provisions
Attachment 2 Insurance Requirements
Attachment 3 RLH Fire Protection Inc. cost estimates

3. CONTRACTOR SCOPE OF SERVICES:

CONTRACTOR shall provide all services/products as requested in the Modernization Proposal for the stated compensation on or before the stated completion dates.

191

4. CITY COMMITMENTS:

CITY shall perform the following tasks on or before the stated completion dates:

TASK COMPLETION
DATE
Pay Contractor as work is completed and invoiced Within 30 days of receipt of approved
invoice.

5. COMPENSATION:

CITY shall pay CONTRACTOR compensation for services as indicated in Paragraph 4 above; however, CITY shall pay no more than the following amount as total compensation under this Agreement, unless otherwise agreed in writing. Such sum shall be expended and paid by CITY on a reimbursement basis for services actually performed based on invoices, receipts, time sheets and similar documents presented by CONTRACTOR to CITY.

*CONTRACTOR may elect to avoid the 5% retention by depositing securities of equivalent value pursuant to California Public Contract Code Section 22300.

IN WITNESS WHEREOF, this Agreement is executed on the day and year first above written.

CONTRACTOR

Dated: ___________________ By:______________________________________________________ Authorized Officer: I certify under penalty of perjury under the laws of the State of California that I am fully authorized to execute this Agreement for CONTRACTOR
in the capacity I have stated, and that such execution is sufficient to bind the CONTRACTOR.

CITY OF VISALIA

Dated: ____________________ By:______________________________________________________ City Manager

Dated: ____________________ By:______________________________________________________ City Attorney

Dated: ____________________ By:______________________________________________________ City of Visalia Risk Manager

Dated: ____________________ By:______________________________________________________ City of Visalia Project Manager
Total Compensation: Total Amount: $196,275.00
Payment Schedule: Within 30 days from receipt of approved invoice for completed work, less 5% retention until 35 days after work is completed and accepted by CITY as evidenced by the recordation of a Notice of Completion*
192
Attachment 1 - CONTRACT GENERAL PROVISIONS

A. Successors and Assigns: This Agreement shall be binding upon and shall inure to the benefit of any successors to or assigns of the parties.

B. Prohibition of Assignment: Neither party shall assign, delegate or transfer their rights and duties in this Agreement without the written consent of the other party.

C. Notices: Notice shall be sufficient hereunder if personally served upon the City Clerk of the CITY or an officer or principal of the CONTRACTOR, or if sent via the United States Postal Service, postage prepaid, addressed as follows:

CITY OF VISALIA RLH Fire Protection Inc.
707 W. Acequia Ave. PO BOX 42470,
Visalia, CA 93291 Bakersfield, CA 93384-2470
Attention: City Clerk Attention: Colleen McClure

D. Independent Contractor:

It is understood and agreed by the parties herein that
CONTRACTOR, in the performance of this Agreement, shall act as an independent contractor, and therefore shall obtain no rights to any fringe benefits that accrue to regular full-time CITY employees.

E. Jurisdiction/Venue/Waiver Of Removal : This Agreement shall be administered and interpreted under the laws of the State of California. Jurisdiction of litigation arising from this Agreement shall be in California. Any action brought to interpret or enforce this Agreement, or any of the terms or conditions hereof, shall be brought in Tulare County, California. The CONTRACTOR hereby expressly waives any right to remove any action to a county other than Tulare County as permitted pursuant to Section 394 of the California Code of Civil Procedure.

F. Integration/Modification: This Agreement and each of the documents and exhibits or attachments referenced herein, which are incorporated by reference, represents the entire understanding of the parties as to those matters contained herein. No prior oral or written understanding shall be of any force or effect with respect to those matters covered hereunder. This Agreement may not be modified or altered except in writing signed by the parties, unless otherwise explicitly authorized.

G. Conflict With Law: If any part of this Agreement is found to be in conflict with applicable laws, such part shall be inoperative, null and void insofar as it is in conflict with said law, but the remainder of the Agreement shall be in full force and effect.

H. Indemnification: The CONTRACTOR waives any and all claims and recourse against the CITY, including the right of contribution of loss or damage to person or property arising from, growing out of, or in any way connected with or incidental to the CONTRACTOR’s performance of this Agreement, except claims arising from the concurrent or sole negligence of the CITY or its officers, agents or employees. The CONTRACTOR will indemnify, hold harmless, and defend (at CITY’s option) the CITY against any and all claims, demands, damages, costs, expenses, or liability arising out of the CONTRACTOR’s performance of this Agreement except for liability arising out of the concurrent or sole negligence of the CITY or its officers, agents, or employees.

I. Guarantees and Warranties:

1. IN GENERAL: All guarantees and warranties specifically called for by the specifications and/or this Agreement shall expressly run to the benefit of the CITY. 193

2. ONE YEAR GUARANTEE: Besides guarantees required elsewhere, CONTRACTOR shall and hereby does guarantee the project work for a period of one year after the date of acceptance by CITY.

3. WARRANTIES: Warranties required by the Invitation to Bid or this Agreement shall commence on the date of acceptance of the work by CITY, unless otherwise provided in a Certificate of Substantial Completion.

CONTRACTOR warrants that the materials and equipment furnished under the Agreement will be new and of recent manufacturer unless otherwise specified, and that all work will be of good quality, free from faults and defects, and in conformance with the Agreement. Work that does not conform may be considered defective. This warranty excludes remedy for damage or defect caused by abuse, modifications not executed by the CONTRACTOR, improper or insufficient maintenance, improper operation, or normal wear and tear under normal usage.

CONTRACTOR warrants that title to all work covered by an application for payment will pass to the CITY either by incorporation in the construction or upon the receipt of payment by the CONTRACTOR, whichever occurs first, free and clear of all liens.

CONTRACTOR warrants and guarantees that title to all work, materials, and equipment covered by any application for payment, whether incorporated in the project or not, will pass to CITY no later than the time of payment free and clear of all liens.

No materials or supplies for the project shall be purchased by the CONTRACTOR or SUBCONTRACTOR subject to any mortgage or under a condition of sale contract or other agreement by which an interest is retained by the seller. CONTRACTOR warrants that it has good title to all materials and supplies used by it in the project, free from all liens.

CONTRACTOR shall indemnify and hold CITY harmless from all claims growing out of the lawful demands of SUBCONTRACTORS, laborers, workers, mechanics, material persons, and furnishers of machinery and parts thereof, equipment, power tools, and all supplies, incurred in furtherance of the performance of this Agreement. CONTRACTOR shall, at CITY’s request, furnish satisfactory evidence that all obligations of the nature here and above designated have been paid, discharged, or waived. If CONTRACTOR fails to do so, then CITY may, after having served written notice on the CONTRACTOR, either pay directly unpaid bills, of which the CITY has written notice, or withhold from the CONTRACTOR’s unpaid compensation a sum of money deemed reasonably sufficient to pay any and all such lawful claims until satisfactory evidence is furnished that all liabilities have been fully discharged where upon payment to the CONTRACTOR shall be resumed, in accordance of the terms of this Agreement, but in no event shall the provisions of this sentence be construed to impose any obligations on the CITY to either the CONTRACTOR or its surety. In paying any unpaid bills of the CONTRACTOR, the CITY shall be deemed the agent of the CONTRACTOR and any payment so made by the CITY shall be consid ered as payment made under the contract by the CITY to the CONTRACTOR and the CITY shall not be liable to the CONTRACTOR for any such payments made in good faith.

Any defective work that is either corrected or replaced shall be warrantied and guaranteed for a period of one year from the date of such correction or replacement.

J. Attorney’s Fees: In the event either party commences any action, arbitration or legal proceedings for the enforcement of this Agreement, the prevailing party, as determined 194
by the court or arbitrator, shall be entitled to recovery of its attorney’s fees and court costs incurred in the action brought thereon.

K. Headings: Section headings are provided for organizational purposes only and do not in any manner affect the scope or intent of the provisions thereunder.

L. Firearms Prohibited : Guns may not be carried by contractors /vendors/consultants while working on City of Visalia premises without the expressed written approval of a City of Visalia Department Head, or an exemption in the contract. If a contractor/vendor/ consultant is caught carrying a gun, without City permission, their contract will be terminated.

M. Executive Order N-6-22 – Russia Sanctions
On March 4, 2022, Governor Gavin Newsom issued Executive Order N -6-22 (the EO) regarding Economic Sanctions against Russia and Russian entities and individuals. “Economic Sanctions” refers to sanctions imposed by the U.S. government in response to Russia’s actions in Ukraine, as well as any sanctions imposed under state law. The EO directs state agencies to terminate contracts with, and to refrain from entering any new contracts with, individuals or entities that are determined to be a target of Economic Sanctions. Accordingly, should the State determine Contractor is a target of Economic Sanctions or is conducting prohibited transactions with sanctioned individuals or entities, that shall be grounds for termination of this agreement. The State shall provide Contractor advance written notice of such termination, allowing Contractor at least 30 calendar days to provide a written response. Termination shall be at the sole discretion of the State.

N. Time is of the Essence: Time is of the essence in the performance of the construction anticipated by this Contract.

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Attachment 2 - CONTRACT INSURANCE REQUIREMENTS

1. CONTRACTOR Insurance. CONTRACTOR, at its sole cost and expense, for the full term of this Agreement (and any extensions thereof), shall obtain and maintain at a minimum compliance with all of the following insurance coverage(s) and requirements. Such insurance coverage shall be primary coverage as respects CITY and any insurance or self-insurance maintained by CITY shall be in excess of CONTRACTOR’s insurance coverage and shall not contribute to it.

2. Subcontractor(s’) Insurance . If CONTRACTOR utilizes one or more subcontractors in the performance of this Agreement, CONTRACTOR shall obtain and maintain independent insurance as to each subcontractor or otherwise provide evidence of insurance coverage for each subcontractor equivalent to that required of CONTRACTOR in this Agreement.

3. Types of Insurance and Minimum Limits. The following types of insurance and minimum limits are required providing at least the following minimum coverage and limits of liability:

a. Worker’s Compensation written in accordance with the laws of the State of California providing coverage for any and all employees of CONTRACTOR in the minimum statutorily required coverage amounts;

b. Automobile Liability Insurance for each of CONTRACTOR’s vehicles used in the performance of this Agreement, including owned, non -owned (e.g. owned by CONTRACTOR’s employees or contractors), leased or hired vehicles, in the minimum amount of $1,000,000 combined single limit per occurrence for bodily injury and property damage. This insurance coverage shall not be required if vehicle used by CONTRACTOR is not a material part of performance of this Agreement.

c. Comprehensive or Commercial General Liability Insurance coverage in the minimum amount of $1,000,000 combined single limit, including coverage for:

(1) bodily injury;
(2) personal injury;
(3) broad form property damage;
(4) contractual liability;
(5) cross-liability;
(6) products and completed operations liability

4. Other Insurance Provisions.

If any insurance coverage required in this Agreement is provided on a “Claims Made” rather than “Occurrence” form, CONTRACTOR agrees to maintain the required coverage for a period of three (3) years after the expiration of this Agreement (hereinafter “post agreement coverage”) and any extensions thereof. CONTRACTOR may maintain the required post agreement coverage by renewal or purchase of prior acts or tail coverage. This provision is contingent upon post agreement coverage being both available and reaso nably affordable in relation to the coverage provided during the term of this Agreement. For purposes of interpreting this requirement, a cost not exceeding 100% of the last annual policy premium during the term of this Agreement in order to purchase prior acts or tail coverage for post agreement coverage shall be deemed to be reasonable.

5. Endorsements.

All required Automobile and Comprehensive or Commercial General Liability Insurance shall be endorsed to contain the following clauses:

196
a. The City of Visalia, its officers, agents, employees, representatives, and volunteers are added as additional insureds as respects operations and activities of, or on behalf of the named insured, performed under contract with the City of Visalia.

b. It is agreed that any insurance maintained by the City of Visalia shall apply in excess of and not contribute with insurance provided by this policy.

c. This insurance shall not be canceled, limited in scope or coverage, or non-renewed until after thirty (30) days prior written notice has been given to the City Clerk, City of Visalia, 707 W. Acequia, Visalia, CA, 93291

6. Proof of Coverage.

CONTRACTOR agrees to provide its insurance broker(s) with a full copy of these insurance provisions and provide CITY on or before the effective date of this Agreement with Certificate(s) of Insurance for all required coverages. Copies of all the required Endorsements shall be attached to the Certificate(s) of Insurance or other evidence of insurance acceptable to the City of Visalia, which shall be provided by CONTRACTOR’s insurance company as evidence of the stipulated coverages. This Proof of Coverage shall then be mailed to the City of Visalia at the following address:

City of Visalia
707 W. Acequia
Visalia, CA 93291
Attn: Purchasing Division

197
Visalia City Council
Staff Report
Visalia City Council
707 W. Acequia
Visalia, CA 93291
File #: 25-0420 Agenda Date: 9/15/2025 Agenda #: 12.

Agenda Item Wording:

Approve Change Order For Riverway Sports Park Fencing Project - Approve a change order for the upgrade of galvanized chain-link fencing materials to vinyl coated chain-link fencing materials and reduced height of the inside fences.

Prepared by: Daryl Tillman, Park Maintenance Supervisor 713-4435; [email protected] Alvin Dias, Parks and Facilities Manager 713-4564; [email protected] Jason Glick, Community Services Director 713-4042; [email protected]
Department Recommendation: Staff recommends the City Council approve a change order to Marko Construction Group Inc. of Fresno, CA, in the amount of and not to exceed $150,000.00 from the Riverway Sports Park fencing project’s10% construction contingency for the change in materials from 7’ galvanized chain-link fencing to 6’ vinyl coated chain-link fencing.

Summary:

During the project pre-bid meetings city staff discussed and answered various questions by potential bidders. There was a large volume of potential bidders with several questions. One of these questions pertained to the existing vinyl coated chain-link fencing at the Saputo, CR Shannon, and Phase V facilities. Staff answered verbally that the new chain-link fencing should match.

Unfortunately, when the addendum was issued, the coated chain-link was omitted and was not identified by city staff before the addendum was published. Staff were unaware of the oversight until the awarded bidder submitted their project material submittals. The submittal contained galvanized chain-link and not the vinyl coated chain-link fencing.

Marko Construction submitted the attached change order request for the vinyl coated fencing. In this request, Marko Construction credited the original amount for the galvanized fencing and added the cost for the vinyl coated fencing. Marko Construction also included a $6,342.00 discount and did not add any markups for the change in materials. Staff also negotiated the use of 6’chain-link instead of the original 7’material. The 6’fencing is a standard size and dramatically reduces the cost per linear foot ($98+) for the vinyl coated 7’chain-link. The 6’fencing will still give staff the ability to control access to the soccer fields and the iron fencing will remain at 7’ to control access to the facility.

Staff also reviewed the bids submitted by the other two contractors and with the proposed cost increase, Marko Construction remains the low bidder for the project. The total cost of the change order is $150,000.00 for the 6’ vinyl coated chain-link fencing (please see attached contractor’s request).

The City’s Change Order Review Committee reviewed and approved the Riverway Sports Park fencing project change order #1 during their regular committee meeting on September 10, 2025.

Background Discussion:

Request for Bid #24-25-53 was advertised on May 07, 2025, and May 13, 2025, for the installation of perimeter iron fencing, soccer field chain-link fencing, pedestrian gates, and automatic vehicle gates.

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perimeter iron fencing, soccer field chain-link fencing, pedestrian gates, and automatic vehicle gates.

Two mandatory pre-bid meetings were conducted on May 14, 2025, and May 15, 2025, where staff answered questions and toured the project site with several contractors.

On Thursday, June 26, 2025, the City received bids from three (3) contractors in the Bid Summary below. Marko Construction Group Inc. of Fresno, CA was the qualified low bidder for RFB 24-25-53 Construction of Riverway Sports Park Fencing Project.
• Marko Construction Group Inc., Fresno, CA $3,041,826.07 • Red Hawk Services Inc., Perris, CA $3,486,890.43 • United Field Services Corporation, Bakersfield, CA $4,221,559.00 This is considered a Public Works contract and therefore, is subject to State of California prevailing wages, registration with the Department of Industrial Relations and submission on certified payroll to the Labor Commissioner as well as other requirements outlined in the City’s Labor Compliance Manual which was a part of the specifications.

Riverway Sports Park began construction in 2006 and completed over five (5) phases of construction ending in 2020. During phase I of the project the ten (10) soccer fields, with three (3) of the fields being lit, were completed. This area was developed with no fencing to control access to the soccer fields. As construction continued of Riverway Sports Park several amenities were added, including playgrounds, picnic arbors, additional soccer field lighting, and baseball and softball facilities. With the CR Shannon Baseball Facility and phase V softball facility having perimeter fencing installed to protect the playing fields.

Over the years, as the community and user groups have continued to grow, the demand for field space has grown exponentially. Staff identified the need for maintenance and rest periods for the soccer fields to keep the turf in a safe and usable condition. With no fencing to control access to fields this has made it difficult to limit access. Staff, over the years, have had to spend several days posting signs, installing temporary fencing, and maintaining the fencing that was cut in the evenings by individuals to play on the fields. The combination of the high usage for approved user groups and the inability to keep foot traffic off the turf during maintenance/rest periods has led to the deterioration of the soccer fields.

Staff have also seen an influx of the unhoused population in the park, staying in the arbors, and restrooms. This has made it difficult to keep the park clean and the restrooms sanitary for users.

There have also been increases in drug use and illegal activity in the late evenings at the park. This has brought forth major concerns by residents, park staff, Visalia Police Department, and the City Council, all wanting to find ways to remove these issues from one of the City’smost popular and heavily used parks.

During the City’sbudget process for Fiscal Year 2024-25, staff presented a fencing project within the Parks and Recreation Department’sCapital Improvement Project (CIP) budget request. The project proposed fencing around the perimeter of the soccer fields at Riverway Sports Park in year three (3) of the six-year plan. Upon Council’sreview of the proposed budget a recommendation was made by Council to move the project to year one (1) of the six-year plan and to fund the project to not only fence the soccer fields, but to fence off the entire perimeter of Riverway Sports Park. The intention of the fencing is to resolve the illegal activity at the park and make a safe environment for families and Visalia City Council Printed on 9/11/2025Page 2 of 5
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user groups at Riverway Sports Park.

With direction from Council on the fencing project, staff began meeting internally to discuss the location, materials, and process on how to make the project happen. Once staff was able to meet with public safety on requirements for emergency exits, security, and access for calls for services, staff determined that iron heavy gauge fencing would be best for the perimeter of the park to deter vandalism, automated vehicle gates would be needed to meet the needs of public safety, and black vinyl coated chain-link fencing would be used for the interior soccer fields. The chain-link fencing will help to reduce costs to the project and match the other chain-link fencing that is currently within the park, at the CR Shannon Baseball, Phase V Softball, and Saputo Fields. The project was then placed on the Site Plan Review agenda for review.

During the December 11, 2024, Site Plan Committee review, the committee reviewed the proposed plan, making comments on the fencing location to remain compliant with City and building codes. The committee also made recommendations to the proposed design to keep access to the park compliant with ADA requirements. Some of these recommendations were the addition of sidewalks to the field pedestrian gates, reduced gate sizes from eight feet to two four-foot gates and moving the vehicle gate on Shannon Parkway back into the park to meet the minimum requirement of twenty feet from the City street.

The fencing project was then presented to the user groups that use Riverway Sports Park each year for youth and adult sports on December 17, 2024. Staff answered questions from the user groups and explained how access would be made for groups during their reservation times. One of the ways staff have tested access to locked facilities was by using combination locks at both the CR Shannon facility and Phase V facility. The lock combination is easily provided to league board members and changed at the end of the league’sreservation/season. This eliminates the need to hand out and collect keys with each group. The combination is changed at the end of each maintenance period and reservation period. The system has been working well at these two facilities and staff believes it will also work for the rest of the facilities at Riverway Sports Park. At the conclusion of the meeting the user groups accepted the fencing project and understood the benefits of securing the park.

Staff took all the requirements and recommendations from public safety, the Site Plan Review Committee, and user groups, and created the fencing overview which was presented to the Parks and Recreation Commission at the January 14, 2025, regular meeting. During the presentation staff received a few questions from the public. The first question was how soccer groups would be able to retrieve soccer balls that could be kicked over the fence along Shannon Parkway. To address this, staff will install maintenance gates so that users will have access for ingress and egress to the facility but will remain locked and only be used for retrieving equipment. The second question was with the fencing of the soccer fields, how could residents or user groups access facilities during maintenance periods? Staff identified areas that would be available for use and removed these areas from the winter maintenance period. Staff also staggered summer maintenance closure periods throughout the parks to allow users to have facilities available for use. The final question for the public comment was whether user groups would have the ability to move their soccer goals between fields. Staff responded with, yes, user groups will be provided access to the service gates to allow them to move soccer goals to their reserved field space. Once staff completed the fencing presentation and addressed the above questions, the Parks and Recreation Commission motioned unanimously 4-0 to recommend to council the fencing location and materials as presented.

Staff then presented the proposed location, materials, and design for the Riverway Sports Park Visalia City Council Printed on 9/11/2025Page 3 of 5
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Staff then presented the proposed location, materials, and design for the Riverway Sports Park Fencing Project to Council during the 2/3/25 Council Work Session. Council approved the project as presented and instructed staff to complete a Request for Bids (RFB).

During the mandatory meetings of the RFB process many of the proposed bidders expressed concern over the project budget, stating material costs have increased considerably and that the project may be under funded. With this information staff requested additional funding during the Fiscal Year Mid-Cycle Financial Report at the 6/16/25 City Council Work Session. The City Council approved the appropriation of an additional $1,000,000 in anticipation of the bids we may receive at the close of the RFB process. Unfortunately, all three bids were over the budgeted amount, even with additional appropriation. City Council approved an additional $849,010 to complete the project. The additional funding included a 10% percent construction contingency for any unforeseen issues that may arise during construction and permit fees.

Change order #1 will be funded by the 10% construction contingency.

Fiscal Impact: Riverway Sports Park Fencing Project (CP0695) was appropriated for $1,500,000 with the FY 24/25 budget adoption. An additional $1,000,000 was approved by Council on June 16, 2025, bringing the total project budget to $2,500,000. And, the $849,010 appropriation approved by Council on July 21,2025 brought the budget to a current total of $3,349,010.00. Funding for this change order will come from the project contingency, leaving a contingency balance of $154,183 (shown below). No additional appropriation is requested in this item.

Riverway Sports Park Fencing Project (CIP 1010-72000/CP0695-999) Budget Summary
General Fund Project Budget $3,349,010.00
Estimated COV Permit Fees $ 3,000.00
Marko Construction Group Bid $3,041,827.00
Cont. (est. 10%) $ 304,183.00
Total Project Cost $3,346,010.00
Cont. (est. 10%) $ 304,183.00
Marko Construction Change Order #1$ 150,000.00
Remaining Contingency Balance$ 154,183.00
Prior Council Action:
4/15/2024, Work Session, Council reviewed the proposed Parks and Recreation Department 6-year Capital Improvement Plan (CIP) and recommended the Riverway Sports Park Fencing Project be moved from year 2 to year 1 of the plan and to include fencing the entire perimeter of the park. 6/17/2024, Public Hearing, City Council approved the FY24/25 and FY25/26 multi-year budget. 2/3/2025, Council approved the proposed location and materials for the fencing project at Riverway Sports Park.
6/16/2025, Council approved the appropriation of an additional $1,000,000 from the end of fiscal FY24/25 General Fund Surplus.

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7/21/25, Council approved the appropriation of an additional $849,010 from the General Fund and awarded a construction contract to Marko Construction Group Inc.

Other: 9/10/2025, Reviewed and approved by the Change Order Review Committee Alternatives: Reject the proposed change order and install the galvanized chain-link fencing.

Recommended Motion (and Alternative Motions if expected):

I move to approve change order #1 in the amount of $150,000 to Marko Construction Group Inc. of Fresno, CA, for the removal of 7’ galvanized chain-link fencing and the addition of 6’ vinyl coated chain-link fencing.

Environmental Assessment Status: N/A
CEQA Review: N/A
Deadline for Action: 9/15/2025
Attachments: Marko Construction Group Change Order Request, Exhibit M Visalia City Council Printed on 9/11/2025Page 5 of 5
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To: Project Information:

City of Visalia Riverway Sports Park Fencing Project
Date Contractor Project No. COR No. Submitted By.
9/4/2025 MARKO Construction 1 Paul K. Gong
Agency Contract No. Agency CCD No. Agency P.O.C
City Of Visalia Alvin Diaz
We hereby request a change order to our contract for the following work description:

Amount

1.0 Credit for 4,702LF of 7' tall galvanized chain link fence (-$51.75/FT) (243,328.00)$

2.0 Added cost for 4,702 LF black vinyl coated 6' tall chain link fence. Posts and rails to 399,670.00$ be powder coated black ($85/FT)

3.0 Less discount for vinyl coated fence (6,342.00)$

4.0 No markups for this change order
Sub-Total 150,000.00$
10% Overhead
Sub-Total 150,000.00$
10% Profit
Total Change Order Request 150,000.00$
3,041,826.07$
3,041,826.07$
150,000.00$
3,191,826.07$
Contract Time Will be Change By
The Substantial Completion Date Of This Change Order Is Now

CHANGE ORDER REQUEST
3675 East Jensen Ave Fresno, CA 93725
Phone 559.222.7888 | Fax 559.222.0888 | www.MarkoConstruction.com MARKO Construction Group, Inc.

General Engineering & Building Contractor
Original Contract Amount
Previously Approved Change Order(s)
Contract Amount Prior To This Change Order
New Contract Amount Including This Change Order
Contract Amount Will Be Increased By This Change Order Request 203
(1'25&251(53267
*$7(
3267)227,1*'(7$,/
Exhibit M
204
Visalia City Council
Staff Report
Visalia City Council
707 W. Acequia
Visalia, CA 93291
File #: 25-0323 Agenda Date: 9/15/2025 Agenda #: 1.

Agenda Item Wording:
2024 Public Hearing and CAPER Approval - Public hearing and approval of the 2024/25 Program Year Consolidated Annual Performance and Evaluation Report and adoption of Resolution No. 2025-

63. Prepared by:

Margie Perez, Housing Specialist, [email protected], (559) 713-4460; Melody Murch, Assistant Finance Director, [email protected], (559) 713-4379; Renee Nagel, Finance Director, [email protected], (559) 713-4375 Department Recommendation: Staff recommends that the City Council:

1. Hold a public hearing to receive public comments on Program Year 2024/25 draft CAPER; and

2. Approve the submission of the Program Year 2024/25 CAPER, and Resolution No. 2025-63.

Summary:

Annually the City is required to prepare a Consolidated Annual Performance and Evaluation Report (CAPER) through the adoption of a resolution (Resolution 2025-63, Attachment A). This report is submitted to U.S. Department of Housing and Urban Development (HUD) to summarize and evaluate the City’soverall progress and performance for the program year that ends on June 30th. The current report is for July 1, 2024, through June 30, 2025. The programs being reported were approved in the City’s5-year Consolidated Plan (2020/21-2024/25), referred to as the “ConPlan”.This is the fifth and final year evaluation period of the 2020-2025 ConPlan.

The CAPER is prepared in compliance with HUD requirements for the use of Community Development Block Grant (CDBG) and HOME Investment Partnerships Program (HOME) funding.

The funds were directed toward projects and programs primarily benefiting low- and moderate- income households, people, and areas. The full CAPER report is included as Attachment “B”.A quick review of 2024-25 CDBG and HOME total resources and expenditures is included below in Table 1. Detailed CDBG and HOME activity expenditures, and accomplishments are included below as Table 2 and Table 3.

Background Discussion:

The Consolidated Annual Performance and Evaluation Report (CAPER) is a report of actual expenditures and accomplishments for the Program Year (PY) 2024/25 and is presented in a format prescribed by HUD. The CAPER report must be submitted to the U.S. Department of Housing and Urban Development (HUD) by or before September 30th each year. Annually, the City is required to prepare and approve the CAPER through the adoption of a resolution as shown in Attachment A:

Resolution No. 2025-63. This report is submitted to HUD to summarize and evaluate the City’s overall progress and performance for the period covering July 1, 2024, through June 30, 2025. The programs being reported were approved on April 20, 2020, in the City’scurrent 5-year Consolidated Plan (ConPlan) for the program years 2020/21 through 2024/25, referred to as the “ConPlan”.Each Visalia City Council Printed on 9/9/2025Page 1 of 6
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Plan (ConPlan) for the program years 2020/21 through 2024/25, referred to as the “ConPlan”.Each year contained within the ConPlan must have an Annual Action Plan approved by Council. The 2024/25 Annual Action Plan was approved by Council on April 15, 2024.

The CAPER is prepared in compliance with HUD requirements for the use of Community Development Block Grant (CDBG) and HOME Investment Partnerships Program (HOME) Funding.

The funds must be used for projects and programs primarily benefiting low-and moderate-income persons, households, and/or areas. The full draft CAPER report is included herein as Attachment B:

Draft 2024/25 CAPER. The 2024/25 Annual Action Plan focused on public services, neighborhood preservation through Code Enforcement, minor home repair and senior mobile home repair programs, ADA compliance projects, and development of affordable housing.

Activity HOME CDBG
2024 Grant Allocations $ 462,604 $ 1,184,832 HOME-ARP 1,822,289 0 Prior Years Resources 497,416 275,527 Program Income 66,028 106,986
Total Resources 2,848,337$ 1,567,345$
Expenditures $ 2,823,392 $ 801,486 Total Expenditures 2,823,392$ 801,486$
Ending Grant Balance 24,945$ 765,860$ Table 1: FY 2024/25 HOME & CDBG Resources and Expenditures An overview of the 2024/25 CDBG and HOME resources and expenditures is shown above in Table 1: FY 2024/25 CDBG & HOME Resources and Expenditures. All expenditure
amounts
included
in
this
item
are
subject
to
change,
as
final
year-end
administration
overhead
adjustments
are
pending
through
September
30th.

No
material
changes
to
these
amounts
are
projected
,
and
the final figures will be reflected in the CAPER when submitted to HUD.

As shown below in Table 2, the HOME FY 2024/25 Expenditures and Accomplishments Include:

Activity Expenditures Accomplishments
HOME Administration 69,499$ N/A
HOME-ARP Administration 22,289 N/A
Majestic Gardens - CP0516 1,800,000 11 HOME Units Rancho Colegio - CP0624 931,604 11 HOME-ARP Units Total FY 2024/25 HOME Expenditures 2,823,392$
Table 2: FY 2024/25 HOME Expenses & Accomplishments
· HOME Administration and Planning ($69,499) - FY 2024/25 HOME administration which covers any staff time, legal advertising, office supplies, and other general administrative expenditures for the HOME Program.
· HOME-ARP Administration ($22,289) - FY 2024/25 HOME Investment Partnerships American Rescue Plan Program (HOME-ARP) administration which covers any staff time, legal advertising, office supplies, and other general administrative expenditures for the HOME- ARP Program.
· Majestic Gardens ($1,800,000) - Majestic Gardens is a 42-unit motel conversion into studioVisalia City Council Printed on 9/9/2025Page 2 of 6 powered by Legistar™
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· Majestic Gardens ($1,800,000) - Majestic Gardens is a 42-unit motel conversion into studio unit permanent supportive housing for people experiencing or at risk of homelessness with the use of HOME American Rescue Plan Program (HOME-ARP) funds. With 11 HOME-ARP assisted floating units, the Majestic Gardens is a gated apartment complex with on-site enhanced case management and security to ensure tenant’s long-term housing stability. · Rancho Colegio ($931,604) - Rancho Colegio is an 80-unit affordable housing project, with 11-HOME assisted floating units. This project will provide One-, two-, and three-bedroom apartments for qualifying individuals and families. Twenty units will be reserved for farmworker families at or below 50% of the Area Median Income (AMI) limit. The project will include recreational space including a basketball court, courtyard, and a resource room.

The City provided a total of $1,290,000 in HOME funds for the development of the Rancho Colegio Project. Remaining HOME funds will be available in the PY 2025/26 Annual Action Plan.

As Shown below in Table 3, the CDBG FY 2024/25 Expenditures and Accomplishments Include:

Activity Expenditures Accomplishments
CDBG Administration 243,398$ N/A
Kings Tulare Homeless Alliance - Continuum of Care 20,000 PIT Count 513 Individuals Family Services - PSH Voucher Case Management 50,000 13 Individuals Assisted Kings View - Housing Flex Funds 19,919 21 Individuals Assisted Eden House - Transitional Housing 125,000 89 Individuals Assisted Majestic Gardens - Case Management 25,000 41 Households Assisted Habitat for Humanity - Minor Emergency Repair & ADA Program 12,971 2 Units Self-Help Enterprises - Senior Mobile Home Repair Program 92,008 3 Units Code Enforcement 191,541 206 Citations/177 Corrected ADA Transit Pathway 21,647 5,404 Ambulatory Disabled Total FY 2024/25 CDBG Expenditures 801,486$
Table 3: FY 2024/25 CDBG Expenses & Accomplishments
⦁ CDBG Administration and Planning ($243,398) - FY 2024/25 CDBG administration which covers any staff time, legal advertising, office supplies, and other general administrative expenditures for the CDBG Program.
⦁
Public Services:
⦁ Kings Tulare Homeless Alliance Continuum of Care (CoC) ($20,000) - The CoC conducted the annual Point in Time (PIT) Count of people experiencing homelessness in January 2025. The 2025 PIT count report includes a total of 513 homeless individuals in the City of Visalia. 494 individuals were adults, and 19 individuals were children under the age of 18, and 26 individuals were seniors age 65 and older. The CoC also oversees the Coordinated Entry System (CES) and Homeless Management Information Systems (HMIS) to ensure grant compliance to maintain current grant funding and allow for additional grant funding. The CoC oversees enrollments for all Permanent Supportive Housing (PSH) projects, transitional housing, and the Visalia Navigation Center.
1 Family Services of Tulare County - Permanent Supportive Housing (PSH) Voucher Program ($50,000) - Family Services utilizes these CDBG funds as required match Visalia City Council Printed on 9/9/2025Page 3 of 6
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Program ($50,000) - Family Services utilizes these CDBG funds as required match funds to secure HUD Continuum of Care (CoC) PSH rental subsidies vouchers. Family Services provided 13 chronically homeless persons that are receiving HUD CoC PSH vouchers with case management, home visits, counseling referrals, life skills training, transportation assistance, food delivery, hygiene products, and furniture assistance to maintain a life of stability.
2 Kings View PATH Program - Housing Flex Funds ($19,919) - Kings View PATH Program assisted 21 homeless and at-risk of homeless individuals with vital housing flex funds, such as, security deposits, rental application fees, utility deposits, utility assistance, legal document assistance, motel vouchers, transportation assistance, and emergency rental assistance to prevent evictions.
3 Eden House ($125,000) - Eden House is a 23-bed transitional bridge housing for people exiting out of homelessness and needing additional support prior to entering permanent housing. Eden House provided on-site case management and food assistance to 89 individuals residing at Eden House a transitional bridge housing as they await a permanent unit. Eden House successfully housed 35 individuals into permanent housing.
4 Majestic Gardens ($25,000) - Majestic Gardens provided on-site case management services and welcome home kits to tenants. CDBG funds were also used as match to secure HUD CoC permanent supportive housing rental subsidy vouchers for 22 units. ⦁ Home Repairs:
⦁ Habitat for Humanity Emergency Repair & Accessibility Program (ERAP) ($12,971) - Habitat for Humanity ERAP provides low-to-moderate-income owner- occupied households with minor home repairs, such as, ADA wheelchair installation, ADA bar rail installations, electrical repairs, energy efficiency upgrades, window repairs/replacements, weatherization installation, and floor repairs. This program’s maximum client assistance is $5,000 per household. In PY 2024/25, Habitat completed 2 minor home repairs and are currently working with 2 additional minor home repairs to be completed next program year.
1 Self-Help Enterprises Senior Mobile Home Repair Program (SMHRP) ($43,957) - Self-Help Enterprises SMHRP provides low-income seniors and/or disabled mobile homeowners with roof repairs, ADA improvements, electrical repairs, floor repairs, plumbing repairs, window repairs, and/or energy efficiency upgrades. This program’s maximum client assistance is $25,000 per household. In PY 2024/25 Self-Help completed 3 mobile home repairs and currently has 3 mobile home rehabilitations in process to be completed next program year.
⦁ Code Enforcement:
⦁ Code Enforcement ($191,541) - The 2024/25 CDBG Code Enforcement program issued 206 housing violations and corrected 177 housing code violations in CDBG Visalia City Council Printed on 9/9/2025Page 4 of 6
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issued 206 housing violations and corrected 177 housing code violations in CDBG target areas. CDBG Code Enforcement provides enforcement services in deteriorating or deteriorated areas to bring both public and private premises into compliance with the minimum standards set in State and local law. No funding is provided for mitigation, only staff time and equipment for CDBG funded staff.
⦁ Public Infrastructure Improvements :
⦁ ADA Transit Pathway CP0420 ($21,647) - This project includes the ADA transit pathway improvements from the Transit Center to Main Street. This project is also per the Disability Advocacy Committee’s(DAC) public input request in 2020 prior to the DAC disbandment and assists mobility impaired citizens. This project provided ADA compliant pedestrian improvements directed to the removal of material and architectural barriers that restrict the mobility of and accessibility to elderly and handicapped persons from the Transit Center to Main Street on Bridge and Santa Fe.

According the most recent Census Bureau, 5,404 individuals have an ambulatory disability in the City of Visalia that will benefit from the ADA Transit Pathway project.

Public Comment Period:

As required by HUD, a minimum 15-day public comment period must be conducted for the 2024/25 CAPER. The public comment period was opened on August 29, 2025, and comments will be accepted through the public hearing held on September 15, 2025. English and Spanish public notices were posted in the Visalia Times Delta on August 29, 2025. Public notices were also published on City social media outlets, the Kings Tulare Homeless Alliance listserv, and the City website during the public comment period. The draft PY 2024/25 CAPER was available on the City website for public review during the public comment period. The draft 2024/25 CAPER was also presented at the Citizen’s Advisory Committee on September 3, 2025. All comments received during the public comment period and public hearing will be included in the final report to HUD and made available for public review on the City’s website.

Fiscal Impact: None. The CAPER is a report of financial and program activity, and this item does not contain any requests for appropriation or budget amendments.

Prior Council Action:
● April 20, 2020: 5-year (FY 2020/21 - FY 2024/25) Consolidated Plan adoption. ● April 18, 2024: FY 2024/25 Annual Action Plan adoption.

Other: None.

Alternatives: None.

Recommended Motion (and Alternative Motions if expected):

I move to adopt Resolution No. 2025-63, approving the Program Year 2024/25 Consolidated Annual Performance and Evaluation Report (CAPER).

Environmental Assessment Status: N/A
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CEQA Review: N/A
Deadline for Action : 9/15/2025
Attachments:
● Attachment A: Resolution No. 2025-63
● Attachment B: Draft 2024/25 CAPER
● Attachment C: 2024/25 CAPER PowerPoint
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RESOLUTION NO. 2025-63

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF VISALIA APPROVING THE PROGRAM YEAR 2024-2025

CONSOLIDATED ANNUAL PERFORMANCE AND EVALUTION REPORT
WHEREAS, the City of Visalia operated the Community Development Block Grant Program (CDBG), and the Home Investment Partnerships Grant Program (HOME) for the Program Year 2024-2025; and
WHEREAS, the City is required to submit a Consolidated Annual Performance and Evaluation Report (CAPER) to the U.S. Department of Housing and Urban Development (HUD) for the activities and expenditures for the Program Year 2024-2025; and
WHEREAS, the City must also certify that it is complying with HUD requirements for the use of CDBG and HOME funds; and
WHEREAS, the City spent approximately $801,486 dollars in CDBG, and $2,823,392 dollars in HOME funds during the Program Year 2024-2025; 100% of the funds were used to assist households with incomes at or below 80% of area median income; and
WHEREAS, the City Council considered the CAPER at a publicly noticed p ublic hearing held on September 15, 2025, and the City Council considered all public comments provided during the public review period and at the public hearing; and WHEREAS, the City Manager is the certifying official for all HUD reports and transactions.

NOW, THEREFORE, BE IT RESOLVED , by the City Council of the City of Visalia th at it approves the attached Program Year 2024-2025 Consolidated Annual Performance and Evaluation Report and authorizes the City Manager to submit the same to HUD on behalf of the City of Visalia.

PASSED AND ADOPTED: September 15, 2025, LESLIE CAVIGLIA, CITY CLERK

STATE OF CALIFORNIA)
COUNTY OF TULARE ) ss.

CITY OF VISALIA )

I, Leslie Caviglia, City Clerk of the City of Visalia, certify the foregoing is th e full and true Resolution 2025-63 passed and adopted by the Council of the City of Visalia at a regular meeting held on September 15, 2025.

Dated: September 15, 2025 LESLIE CAVIGLIA, CITY CLERK

By Reyna Rivera, Chief Deputy City Clerk
211

Draft 2024
CAPER
Consolidated Annual
Performance and
Evaluation Report
City of Visalia
212

City of Visalia PY 2024 CAPER Page 2

Table of Contents

CR-05 - Goals and Outcomes .................................................................................................................... 4 CR-10 - Racial and Ethnic composition of families assisted ...................................................................... 7 CR-15 - Resources and Investments 91.520(a) ......................................................................................... 8 CR-20 - Affordable Housing 91.520(b) .................................................................................................... 15 CR-25 - Homeless and Other Special Needs 91.220(d, e); 91.320(d, e); 91.520(c) ................................ 17 CR-30 - Public Housing 91.220(h); 91.320(j) ........................................................................................... 21 CR-35 - Other Actions 91.220(j)-(k); 91.320(i)-(j) .................................................................................... 22 CR-40 - Monitoring 91.220 and 91.230 ................................................................................................... 26 CR-45 - CDBG 91.520(c) .......................................................................................................................... 28 CR-50 - HOME 91.520(d) ......................................................................................................................... 29 CR-58 – Section 3 .................................................................................................................................... 31 Attachment A: Accomplishments ........................................................................................................... 33 Attachment A-1: Cover Page ............................................................................................................... 34 Attachment A-2: FY 2024/25 HOME & CDBG Expenditures and Accomplishments ........................... 35 Attachment A-3: City Council Staff Report ......................................................................................... 36 Attachment A-4: City Council Resolution ............................................................................................ 37 Attachment B: Citizen Participation ........................................................................................................ 38 Attachment B-1: Public Notice –English ............................................................................................. 39 Attachment B-2: Public Notice – Legal Ad .......................................................................................... 40 Attachment B-3: Public Notice Legal Ad English Certification ............................................................ 41 Attachment B-4: Public Notice- Spanish ............................................................................................. 42 Attachment B-5: Public Notice Legal Ad - Spanish .............................................................................. 43 Attachment B-6: Public Notice Legal Ad Spanish Certification ........................................................... 44 Attachment B-7: City Website – CDBG Public Notice Page................................................................. 45 Attachment B-8: Continuum of Care Listserv Post ............................................................................. 46 Attachment B-9: Citizen Participation Summary ................................................................................ 47 Attachment C: Continuum of Care Reports ............................................................................................ 48 213

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Attachment C-1: Point in Time Survey Report ................................................................................... 49 Attachment C-2: Point In Time Survey Results ................................................................................... 52 Attachment D: CDBG Low-Mod Target Areas Maps ............................................................................... 56 Attachment D-1: Map 1 - 2024 CDBG Low-Mod Target Areas ........................................................... 57 Attachment E-2: Map 2 - HUD’s Mapping of 2024 CDBG Low-Mod Areas ......................................... 57 Attachment E: IDIS Reports..................................................................................................................... 58 Attachment E-1: PR-26 CDBG Financial Summary Report .................................................................. 59 Attachment E-2: PR-26 CDBG Activity Summary Report .................................................................... 62 Attachment E-3: PR-09 CDBG Program Income Detail Report ........................................................... 63 Attachment E-4: PR-02 CDBG Project Activities Report...................................................................... 65 Attachment E-5: PR 23 CDBG Accomplishments ................................................................................ 66 Attachment E-6: PR-23 HOME Accomplishments ............................................................................... 68 Attachment E-7: PR-09 HOME Program Income................................................................................. 70

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CR-05 - Goals and Outcomes
Progress the jurisdiction has made in carrying out its strategic plan and its action plan.

91.520(a)
This could be an overview that includes major initiatives and highlights that were proposed and executed throughout the program year.

The Program Year (PY) 2024 Consolidated Annual Performance and Evaluation Report (CAPER) covers the period of July 1, 2024, through June 30, 2025. The CAPER provides a general assessment of the City’s progress in carrying out goals identified in the City's five-year Consolidated Plan (ConPlan) during the 2024-2025 Fiscal Year with the use of Community Development Block Grant (CDBG) and HOME Investment Partnership (HOME) funds, provided by the U. S. Department of Housing and Urban Development (HUD), primarily to benefit Low- and Moderate-Income persons (LMI) and/or areas. The PY 2024 was the fifth year of the City of Visalia's five-year (2020/21-2024/25) Consolidated Plan.

For Program Year 2024, CDBG resources included $1,184,832 in grant allocation; $275,527 in prior year resources; and $106,986 in program income for a total of $1,567,345. The total CDBG expenditures for the year were $801,486. The CDBG grant ending balance of $765,860 will be carried into the 2025 Annual Action Plan. Program Year 2024 CDBG accomplishments consisted of public services, the Continuum of Care support, Family Services case management for permanent supportive housing voucher clients, Kings View PATH program, code enforcement, ADA improvements, and administration.

For Program Year 2024, HOME resources included $462,604 in grant allocation, $1,822,289 in HOME- ARP, $497,416 in prior year resources, and $66,028 in program income, for a total of $2,848,337. The total HOME expenditures for the year were $2,823,392. HOME ending grant balance of $23,945 will be carried into the 2025 Annual Action Plan. The Program Year 2024 HOME accomplishments consist of the construction of the Rancho Colegio an 80-unit affordable housing complex with 11 HOME floating units, HOME-ARP Majestic Gardens a 42-unit permanent supportive housing project with 11 HOME-ARP floating units, and HOME administration. Full accomplishments will be shown in Attachment “A-2”.

Comparison of the proposed versus actual outcomes for each outcome measure submitted with the consolidated plan and explain, if applicable, why progress was not made toward meeting goals and objectives. 91.520(g)
Categories, priority levels, funding sources and amounts, outcomes/objectives, goal outcome indicators, units of measure, targets, actual outcomes/outputs, and percentage completed for each of the grantee’s program year goals.

Goal Category Source /
Amount
Indicator Unit of
Measure
Expecte
d Strat-
egic
Plan
Actual
Strate-
gic Plan
Percent
Comp-
lete
Expecte
d Prog-
ram Yr.

Actual
Prog-
ram
Yr.

Perce
nt
Comp-
lete
Address
community/
special needs
services
Homeless
Non-
Homeless
Special
Needs
CDBG:
$169,919
Homeless Person
Overnight Shelter
Persons
Assisted 30 241 803% 67 151 225%
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Address
homeless
needs
Homeless CDBG:
$70,000
Public service
activities other than
Low/Mod Income
Housing Benefit
Persons
Assisted 2000 2533 126% 513 526 103%
Create
suitable living
environment
Affordable
Housing
CDBG:
$104,980
Homeowner Housing
Rehabilitated
House-
hold
Housing
Unit
18 24 133% 8 3 38%
Create
suitable living
environment
Affordable
Housing
CDBG:
$192,056
Housing Code
Enforcement/Foreclos
ed Property Care
House-
hold
Housing
Unit
1000 965 97% 200 177 89%
Enhance
community
development
Non-Housing
Community
Develop-
ment
CDBG:
$21,647
Public Facility/
Infrastructure
Activities other than
Low/Mod Income
Housing Benefit
Persons
Assisted 3000 8505 284% 3000 5505 184%
Increase
affordable
housing
Affordable
Housing
HOME:
$2,731,604
Rental units
constructed
House-
hold
Housing
Unit
22 22 100% 11 11 100%
Planning &
Admin
Program
Admin
CDBG:
$275,527/
HOME:
$91,788
Other Other 1 1 100% 1 1 100%
Table 1 - Accomplishments – Program Year & Strategic Plan to Date

Assess how the jurisdiction’s use of funds, particularly CDBG, addresses the priorities and specific objectives identified in the plan, giving special attention to the highest priority activities identified.

Funds were allocated in alignment with the priorities identified in the City’s five-year Consolidated Plan and Annual Action Plan. Through the development of the 2020 - 2024 ConPlan community needs assessment, the City identified the following goals as "High" priority needs in the community:
• Affordable Housing
• Create Suitable Living Environment
• Address Community/Special Needs Services
• Address Homeless Needs
• Enhance Community Development
The City makes every effort to meet the priority needs of the community through the provision of many programs. During PY 2024, the City supported a case management program for chronically homeless persons receiving a permanent supportive housing voucher with Family Services of Tulare County, a homeless outreach and homeless prevention program with Kings View PATH Program. The City also implemented an Emergency Minor Home Repair and ADA Program with Habitat for Humanity, a Senior 216

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Mobile Home Repair Program with Self-Help Enterprises, and a Code Enforcement Program, and ADA Transit Pathway project with the use of CDBG funds.

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CR-10 - Racial and Ethnic composition of families assisted Describe the families assisted (including the racial and ethnic status of families assisted).

91.520(a)
Race: CDBG HOME
White 504 47
Black or African American 35 6
Asian 8 1
American Indian or American Native 40 5
Native Hawaiian or Other Pacific Islander 7 0
Total 594 59
Ethnicity: CDBG HOME
Hispanic 274 12
Not Hispanic 320 47

Table 2 – Table of assistance to racial and ethnic populations by source of funds Narrative
The City and partner organizations identifies priority needs and offers eligible CDBG and HOME services to low-and moderate-income persons and/or households regardless of their race or ethnic background.

The information in CR-10 is generated by client demographics that participated in a CDBG or HOME funded program. The populated data referenced above does not include low-moderate areas activities, such as, code enforcement services. *Hispanic and mixed-race data is captured with white race data, then categorized appropriately under ethnicity data.

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CR-15 - Resources and Investments 91.520(a)
Identify the resources made available
Source of Funds Source Resources Made
Available
Amount Expended
During Program Year
CDBG Public - Federal $1,567,345 $801,486
HOME Public - Federal $2,848,337 $2,823,392
Table 3 - Resources Made Available

Narrative
The City of Visalia’s total PY 2024 CDBG resources of $1,566,310 included:
• Grant Allocation: $1,184,832
• Prior Year Resources: $275,527
• Program Income: $106,986
CDBG expenditures for PY 2024 were $801,486. There is a carryover of $765,860 in CDBG funds toward projects identified in the 2025 Annual Action Plan.

The City of Visalia’s total PY 2024 HOME resources of $2,823,392 included:
• Grant Allocation: $462,604
• HOME-ARP: $1,822,289
• Prior Year Resources: $497,416
• Program Income: $66,028
HOME expenditures for PY 2024 were $2,823,392. There is a carryover of $24,945 in HOME funds toward projects identified in the 2025 Annual Action Plan.

Program income is generated from repayment of First Time Homebuyer and Owner-Occupied Rehab CDBG and/or HOME loans, and recycled funds from the resell of SHE CHDO single family homes.

Identify the geographic distribution and location of investments.

Target Area Planned Percentage of
Allocation
Actual Percentage of
Allocation
Narrative Description
Citywide 85 95 Citywide
LMI Tracts 15 5 LMI Census Tracts
Table 4 – Identify the geographic distribution and location of investments.

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Narrative
The City does not specifically target areas, except to identify low/mod census tract areas for the use of funding for eligible projects/programs, such as Code Enforcement Program, which lie within such areas.

Visalia Citywide: The City of Visalia (City) is in the northwestern area of the County of Tulare (County) in the Central San Joaquin Valley of California. It is the largest city in the County and is currently home to approximately 146,271 residents as per California Dept. of Finance, January 2025. This is an increase of

0.14% since January of 2024 which was estimated at 146,073 (Finance, 2024). The City covers approximately 36 square miles and is surrounded by farmland, leading the agricultural industry which is its top economic driver.

IDIS Low/Mod Census Tracts (eligible CDBG Target Areas) Low-Mod Income (LMI) concentration is defined as census tracts where at least 51% of the median household income is 80% or less than the jurisdiction as a whole. The City's PY 2024-25 CDBG boundaries are shown below in PY 2024 CDBG Low-Mod target area maps.

Map 1: PY 2024 CDBG Low-Mod Target Areas
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Map 2: HUD’s Mapping of PY 2024 CDBG Low-Mod Areas
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Leveraging
Explain how federal funds leveraged additional resources (private, state, and local funds), including a description of how matching requirements were satisfied, as well as how any publicly owned land or property located within the jurisdiction that were used to address the needs identified in the plan.

CDBG and HOME allocations are leveraged through the City’s partnerships. For example, CDBG public service dollars leverage state and other federal funding for homeless grant funding obtained by local non- profit agencies through the State of California and HUD including funding through the Continuum of Care.

As it relates to the HOME Match Leveraging, all Participating Jurisdictions must contribute or match 25 cents for each dollar of HOME funds spent on affordable housing. The HOME statue provides for a reduction (50%) of the matching contribution requirement under three conditions: 1) fiscal distress; 2) severe fiscal distress, and 3) for Presidentially declared major disasters covered under the Stafford Act.

Fiscal Year Summary – HOME Match

1. Excess match from prior Federal fiscal year $ 5,139,864.10

2. Match contributed during current Federal fiscal year $ 1,325,000.00

3. Total match available for current Federal fiscal year (Line 1 plus Line 2) $ 6,464,864.10

4. Match liability for current Federal fiscal year $ 27,064.69

5. Excess match carried over to next Federal fiscal year (Line 3 minus Line 4) $ 6,437,799.41 Table 5 – Fiscal Year Summary - HOME Match Report

The City provided HOME funding to Self Help Enterprises, a Certified CHDO, who utilized HOME funds to develop the Rancho Colegio Project an 80 -unit affordable housing mixed use complex with 11 -floating units. The City also provided HOME -ARP funds for the development of the Majestic Gardens project, a 42-unit motel conversion for HOME-ARP Qualifying Populations with 11-HOME-ARP assisted units. During PY 2024, The City provided RDA Successor Agency Housing funds as match contribution for the development of the Majestic Gardens project.
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Match Contribution for the Federal Fiscal Year
Project No. or
Other ID
Date of
Contribution
Cash
(non-Federal
sources)
Foregone
Taxes, Fees,
Charges
Appraised
Land/Real
Property
Required
Infrastructure
Site
Preparation,
Construction
Materials,
Donated labor
Bond
Financing
Total Match
CP0516 1/1/25 $1,325,000 0 0 0 0 0 $1,325,000
Table 6 – Match Contribution for the Federal Fiscal Year

HOME MBE/WBE report
Program Income – Enter the program amounts for the reporting period Balance on hand at
beginning of reporting
period
$
Amount received during
reporting period
$
Total amount expended
during reporting period
$
Amount expended for
TBRA
$
Balance on hand at end
of reporting period
$
$23,360.95 $66,027.50 $70,744.62 $0 $18,643.83
Table 7 – Program Income

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Minority Business Enterprises and Women Business Enterprises – Indicate the number and dollar value of contracts for HOME projects completed during the reporting period Total Minority Business Enterprises White Non-
Hispanic Alaskan
Native or
American
Indian
Asian or
Pacific
Islander
Black Non-
Hispanic
Hispanic
Contracts
Dollar
Amount 0 0 0 0 0 0
Number 0 0 0 0 0 0
Sub-Contracts
Number 0 0 0 0 0 0
Dollar
Amount 0 0 0 0 0 0
Total Women
Business
Enterprises
Male
Contracts
Dollar
Amount 0 0 0
Number 0 0 0
Sub-Contracts
Number 0 0 0
Dollar
Amount 0 0 0
Table 8 - Minority Business and Women Business Enterprises

Minority Owners of Rental Property – Indicate the number of HOME assisted rental property owners and the total amount of HOME funds in these rental properties assisted Total Minority Property Owners White Non-
Hispanic Alaskan
Native or
American
Indian
Asian or
Pacific
Islander
Black Non-
Hispanic
Hispanic
Number 0 0 0 0 0 0
Dollar
Amount 0 0 0 0 0 0
Table 9 – Minority Owners of Rental Property

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Relocation and Real Property Acquisition – Indicate the number of persons displaced, the cost of relocation payments, the number of parcels acquired, and the cost of acquisition Parcels Acquired 0 0
Businesses Displaced 0 0
Nonprofit Organizations
Displaced 0 0
Households Temporarily
Relocated, not Displaced 0 0
Households
Displaced
Total Minority Property Enterprises White Non-
Hispanic Alaskan
Native or
American
Indian
Asian or
Pacific
Islander
Black Non-
Hispanic
Hispanic
Number 0 0 0 0 0 0
Cost 0 0 0 0 0 0
Table 10 – Relocation and Real Property Acquisition

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CR-20 - Affordable Housing 91.520(b)
Evaluation of the jurisdiction's progress in providing affordable housing, including the number and types of families served, the number of extremely low-income, low-income, moderate-income, and middle-income persons served.

One-Year Goal Actual
Number of Homeless households to be
provided affordable housing units 11 11
Number of Non-Homeless households to be
provided affordable housing units 0 0
Number of Special-Needs households to be
provided affordable housing units 0 0
Total 11 11
Table 11 – Number of Households

One-Year Goal Actual
Number of households supported through
Rental Assistance 6 7
Number of households supported through
The Production of New Units 11 11
Number of households supported through
Rehab of Existing Units 8 3
Number of households supported through
Acquisition of Existing Units 0 0
Total 25 21
Table 12 – Number of Households Supported

Discuss the difference between goals and outcomes and problems encountered in meeting these goals.

As it relates to HOME funds, under regulation 24 CFR 91.520 (b), the City developed the Majestic Garden’s project, a development of an 42-unit permanent supportive housing project with 11-HOME- ARP floating assisted units.

As it related to CDBG funds, the Emergency Home Repair Program completed 3 home repairs, and the Senior Mobile Home Repair Program has 2 mobile home repairs in progress that will be reflected in the PY 2025 CAPER. The City also assisted 21 individuals with housing flex funds that were experiencing or at risk of homelessness with 7 rental assistance through the Kings View PATH program with the use of CDBG public service funds.

Discuss how these outcomes will impact future annual action plans. 226

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Based on the affordable housing outcomes, the City will continue to support affordable housing development, home rehab of existing units, rental assistance, and acquisition of existing units in future Annual Action Plans.

The City also committed PY 2025 HOME CHDO funds for the development of a new HOME-CHDO project named Rancho Colegio, an 80-unit affordable rental housing project with also 11-HOME floating assisted units. The City is committing future HOME CHDO funds to Crescent Meadows an 80-unit senior affordable housing project.

Include the number of extremely low-income, low-income, and moderate-income persons served by each activity where information on income by family size is required to determine the eligibility of the activity.

Number of Households Served CDBG Actual HOME Actual
Extremely Low-income 677 11
Low-income 3 0
Moderate-income 2 0
Total 682 11
Table 13 – Number of Households Served

Narrative Information
The CDBG data provided above includes client data from the Kings Tulare Homeless Alliance Continuum of Care, Family Services Voucher Program, Kings View Path Program, Eden House Transitional Bridge Housing, Majestic Garden Case Management, Habitat for Humanity Minor Home Repair Program, and Self-Help Enterprises Senior Mobile Home Repair Program.

The HOME data provided above includes client data from the development of the HOME-ARP Majestic Gardens project that includes 11-HOME-ARP assisted units. 227

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CR-25 - Homeless and Other Special Needs 91.220(d, e); 91.320(d, e); 91.520(c) Evaluate the jurisdiction’s progress in meeting its specific objectives for reducing and ending homelessness through:

Reaching out to homeless persons (especially unsheltered persons) and assessing their individual needs
The City of Visalia, in partnership with the Kings/Tulare Homeless Alliance (KTHA), works diligently to address homelessness within the city. KTHA serves as the local continuum of care coordinating efforts amongst service providers, faith -based partners, g overnmental agencies, and other key stakeholders.

KTHA hosts multiple monthly meetings such as the Case Management Roundtable and Community/Stakeholder meeting.

KTHA operated the Visalia Local Initiatives Navigation Center (LINC) for people experiencing homelessness each Monday at the Visalia Rescue Mission to provide emergency outreach services, wrap -around services, mental health assessments/enrollments, housing counseling, free birth certificates, CA ID vouchers, mainstream benefit enrollments, social security advocacy, substance abuse referrals/enrollments, veteran services, food assistance, and hygiene kits.

KTHA also coordinated the annual Point in Time (PIT) count the final week of January 2025. The 2025 PIT count resulted in 513 people experiencing homelessness, of which are 176 are chronically homeless in the City of Visalia. This year’s PIT count was done simply street canvassing, rather than in conjunction with a Project Homeless Connect (PHC) event. Since the Coronavirus Pandemic the PIT count is no longer conducted in collaboration with a Project Homeless Connect (PHC) event.

The Coordinated Entry System, operated by KTHA, includes virtually all homeless service providers within the City of Visalia. In addition to the Every Door Open approach, people experiencing homelessness can have an assessment completed by contacting 2-1-1.

Addressing the emergency shelter and transitional housing needs of homeless persons Within the City of Visalia, there are several programs that provide emergency shelter and transitional housing for people experiencing homelessness:

Program
Type Organization Name Program Name Total Beds
ES Family Services of Tulare County Karen's House 33
ES SSVF EHA Tulare County 16
ES Visalia Rescue Mission ONG 17
ES Visalia Rescue Mission Shelter of Hope 28
ES Visalia Warming Center Visalia Warming Center 70
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Total 164
TH Self-Help Enterprises Eden House 23
TH EMQ Families First Inc. Crossroads T.A.Y. Housing 10 TH Family Services of Tulare County Transitional Housing + Services 10 TH Visalia Rescue Mission House of Hope 15
TH Visalia Rescue Mission House of Restoration 26
TH Visalia Rescue Mission Women's Transitional Program 4 TH CSET The Visalia Navigation Center 100
Total 188
ES=Emergency Shelter
TH=Transitional Housing
Table 14– Homeless Program Type, Organization Name and Number of Beds

The Visalia Warming Center operated a low barrier seasonal shelter from 12/15/2024 to 3/30/2025. 917 unduplicated people were served during this year. The Visalia Warming Center partnered with Tulare County Health and Human Services Agency (HHSA), and Kings/Tulare Homeless Alliance (KTHA) to provide housing assessments, mental health assistance, as well as other supports as needed. The FY 202 4/25 Visalia Warming Center provided shelter to 97 senior citizens, 323 severely disabled, and 106 new clients were entered into the Homeless Management Information System (HMIS) to begin housing placement.

Eden House is a 23-bed transitional bridge housing facility for adults who are experiencing homelessness awaiting a permanent unit in Tulare County. The project is a partnership between Mental Health Services, Self-Help Enterprise, the County of Tulare, the City of Visalia, and the City of Tulare. Mental Health Services Turn Behavioral Health Systems staff provides residents services to successfully transition them from bridge housing to permanent housing. Services include housing and supportive services, daily meals, vocation support, daily living skills training, and linkages to community resources. The program receives referrals from the Coordinated Entry System.

The Visalia Navigation Center opened on November 19, 2024. The Visalia Navigation is a first of its kind low-barrier navigation center for people experiencing homelessness in the City of Visalia and in Tulare County. The Visalia Navigation Center is approximately 20,000 sq. ft. that includes space to accommodate 100-beds, office space for case management services, two group dormitory-type spaces one for men and another for women, up to 7 private rooms to accommodate families with children, seniors, and vulnerable residents. The Visalia Navigation Center also provides a large dining room, a large common area, and a laundry room. Exterior amenities include a playground area, day -use area with green space, and animal kennel space for pets. The Visalia Navigation Center provides robust wrap around case management services including rapid rehousing services, housing search, landlord mitigation, mental health assessments/enrollments, job training programs, financial literacy, and life skills workshops that will lead to a life of stability into permanent housing.

Helping low-income individuals and families avoid becoming homeless, especially extremely low-income individuals and families and those who are: likely to become homeless after 229

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being discharged from publicly funded institutions and systems of care (such as health care facilities, mental health facilities, foster care and other youth facilities, and corrections programs and institutions); and, receiving assistance from public or private agencies that address housing, health, social services, employment, education, or youth needs Several community partners offer local residents services which are designed to help with housing retention. Community residents can access up-to-date prevention resources by calling the local 2-1-1 line. Call center operators through 2-1-1 are able to pre-screen clients for eligibility and provide up-to- date information on program availability.

CalWorks eligible families are able to access housing assistance through the Housing Support Program and Bringing Families Home programs. These programs can assist with short term rental assistance and utility deposits for households faced with eviction.

Through a partnership between Tulare County HHSA and Uplift Families, there are 10 transitional housing beds available for youth exiting foster care. The program offers housing along with intensive wrap around services to assist participants in becoming self-sufficient.

Kaweah Delta Healthcare District has a Bridge Program that works directly with frequent users of the emergency room as well as homeless patients awaiting discharge. The Bridge team prioritizes these patients and works diligently to connect them to mainstream benefits and housing resources in an effort to minimize discharges to homelessness.

The Alliance also has an SSI/SSDI Advocacy, Outreach and Access (SOAR) program. This national project is designed to increase access to the disability income benefit programs administered by the Social Security Administration (SSA) for eligible adults who are homeless or at risk of homelessness and have a mental illness and/or a co-occurring substance use disorder. Assisting clients through SOAR results in expeditious benefit awards and additional funding through Medicaid reimbursements. Access to these benefits greatly increases housing stability and retention rates among recipients.

Helping homeless persons (especially chronically homeless individuals and families, families with children, veterans and their families, and unaccompanied youth) make the transition to permanent housing and independent living, including shortening the period of time that individuals and families experience homelessness, facilitating access for homeless individuals and families to affordable housing units, and preventing individuals and families who were recently homeless from becoming homeless again
The City partners with the Workforce Investment Board of Tulare County (WIB) and Community Services and Employment Training, Inc. (CSET) to administer the Environmental Cleanup Opportunities (ECO) project. The ECO project provides people experiencing homelessness with employment skills while addressing a community need, by cleaning up the community. 230

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In Level I, participants work for 12 weeks, 20-hours per week, on City of Visalia cleanup projects. After the 12 weeks are completed, ECO crew members will begin an extensive job search for regular employment. In Level II, participants gain additional skills and increased responsibilities as they work full-time for six weeks. Upon successful completion of Level II, participants will be encouraged to apply for job openings in the public and private sector.

The Alliance continues to utilize the Landlord Mitigation Fund to increase the inventory of landlords and property managers willing to lease units to people experiencing homelessness. The fund is designed to incentivize Landlords to relax screening criteria for people who are experiencing homelessness and who may have barriers that prevent them from securing housing on their own, such as poor credit and past evictions. By offering a Fund to mitigate Landlord exposure to the increased costs of renting to people experiencing homelessness including excess damage and unpaid rent, a strong relationship can be created with Landlords who otherwise may not lease to individuals and families experiencing homelessness.

The Coordinated Entry System (CES) continues to focus efforts on working with the top forty households of each intervention type on the Housing Priority List to get them document ready. This focus has reduced the amount of time that people spend on the streets waiting to be placed once a unit becomes available.

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CR-30 - Public Housing 91.220(h); 91.320(j)
Actions taken to address the needs of public housing.

The Housing Authority of Tulare County (HATC) continues to own and manage 179 units in the City of Visalia. They have indicated that there are no plans to purchase additional or remove any public-housing units from their inventory. HATC’s projection is that there will be an investment of $375,000 in Tulare County Housing Authority's Capital Fund improvements. The noted expenditures will cover maintenance and rehabilitation in public-housing units within the City of Visalia. HATC's Capital Fund expenditures will cover a large range of projects, including roofing replacement, landscaping improvements, carpet replacement, and Air Conditioning and Heating unit improvements.

Actions taken to encourage public housing residents to become more involved in management and participate in homeownership.

HATC is proactive in the inclusion of public-housing residents in the policy making process. An equitable and transparent policy making process that includes the opinions of public housing residents is achieved through the participation of two tenant commissioners on HATC's Board. HATC has installed a Resident Counsel which is made up of five residents from all HUD funded programs (Multifamily Housing, LIHTC, HOME, Section 8 Housing Choice Vouchers, and public housing). The Resident Counsel works with HATC staff on evaluating the effectiveness and efficiency of HATC rental assistance programs. This provides members the opportunity to contribute input on necessary program modifications.

HATC provides two annual public hearings. The first is to inform and discuss their agency’s submittal of the Moving to Work (MTW) Annual Plan to HUD. This plan outlines proposed budgetary and policy modifications to their rental assistance and affordable housing programs. The second public hearing is to review and discuss the agency’s submission of its MTW Annual Report to HUD. This report analyzes the outcomes of the objectives outlined in the aforementioned MTW Annual Plan. Public notices informing Tulare County residents of the public hearings are published in the local newspaper.

HATC goal is for each tenant to promote to self-sufficiency. Client homeownership is one of the top long-term goals for all their clients. HATC staff works with tenants to provide them with the necessary resources to achieve homeownership. Their Annual Re-Examination Notice provides public-housing participants with an extensive referral list that aids homeownership. Their list includes programs managed by: CSET, City of Visalia, Habitat for Humanity, CalHFA, and Self-Help Enterprises. HATC's program coordinator works with interested public housing tenants to effectively inform them of all the programs that are available. HATC is also part of the Tulare County Housing Resource Fair, an event that provides first time homebuyer programs.

Actions taken to provide assistance to troubled PHAs.

The Housing Authority of Tulare County is not determined to be troubled. 232

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CR-35 - Other Actions 91.220(j)-(k); 91.320(i)-(j)
Actions taken to remove or ameliorate the negative effects of public policies that serve as barriers to affordable housing such as land use controls, tax policies affecting land, zoning ordinances, building codes, fees and charges, growth limitations, and policies affecting the return on residential investment. 91.220 (j); 91.320 (i) The City actively monitors its existing zoning and development standards to ensure their necessity and efficiency for achieving the goal of safe and livable housing available for all income categories.

Off-street Parking Standards: The City’s parking requirements provide for parking concessions within affordable housing developments. Parking requirements do not require enclosed or covered parking structures in multifamily housing developments, which minimizes the cost for market rate units. The City’s parking requirement for multi-family developments is 1.5 spaces per unit. This automatically applies to market rate units and is essential for that type of tenant. Single room occupancy units do not require any tenant parking, apartments for seniors require only one space per unit, and affordable housing projects can reduce the onsite parking requirements.

Building Codes: Building codes set guidelines that identify minimum standards to ensure building and non-building structures protect the health and safety of the community. Local building codes, however, often mandate that costly improvements be made to meet regulation requirements. The City’s building codes prove to be in line with those of other California jurisdictions and do not have negative consequences on the development of affordable housing in the City.

The City of Visalia adopted the Housing Element for the Fiscal Years 2023 -2031 on December 18, 2023. The Housing Element was certified by the State of California, Department of Housing and Community development on September 20, 2024. The Housing Element specifically sets policies and their related programs to remove or ameliorate the negative effects of public policies that serve as barriers to affordable housing were reviewed. The Housing element includes:
• Increase permitted by right unit size from 60 to 80 units and increase height to four stories. (HE Programs 1.4 and 1.7)
• Eliminating occupant size for Supportive and Transitional housing units to be permitted by right (HE Programs 5.3 and 9.10)
• Increasing Farmworker housing units permitted by right from 6 persons to 12 units or 33 beds (HE Programs 5.9 and 5.10)
• Adding a Zoning ordinance clause that exempts structures or devices to facilitate handicapped accessibility from the Zoning Code standards (such as wheelchair ramps encroaching into required setbacks) (HE Program 5.3 and 5.8).
• Conduct a transportation analysis to ensure that existing and new high density residential zones contained in the Affordable Housing Land Inventory are optimally served by public transit and alternative transportation modes. The Visalia Long Range Transportation Plan (VLRTP) includes a 233

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narrative and map that demonstrate transit routes coincide with higher density land uses and provide connection to key employment and services areas. (HE Program 9.9) • Annual reconciliation of residential development on land listed in the Regional Housing Needs Allocation (RHNA) Sites Inventory; including mandatory requirement to either: 1) develop land at no less than the anticipated density; or 2) identify offset sites not already listed on the Sites Inventory to make up the difference in anticipated/ density (HE Programs 9.4 and 9.5) • Amended Zoning Ordinance Section 17.32.040 (Planned Mobile Home Parks) by revising the allowed density to be that of the underlying zone district, and development standards to be more in line with the single-family residential zone district. (HE Program 3.19) Actions taken to address obstacles to meeting underserved needs. 91.220(k); 91.320(j) The City of Visalia, in partnership with the Kings/Tulare Homeless Alliance (Alliance), has continued its work on a variety of strategies that address the needs of homeless persons in the community. The Kings/Tulare Homeless Alliance (Alliance), which serves as the local continuum of care, continues to operate under phase three of its Coordinated Entry System (CES). Virtually all homeless service providers within Visalia serve as entry points for the CES. In addition to Every Door Open approach, people experiencing homelessness can have an assessment completed by contacting 2-1-1 or directly through the outreach team.

KTHA partnered with Kaweah Delta Healthcare District, Tulare County Health and Human Services Agency, and Kings View PATH program to establish a Street Medicine program. This program was designed to connect people who are experiencing homelessness to COVID-19 testing and vaccines, medical services including prescription medication and wound care, housing support, and other wrap- around services.

Actions taken to reduce lead-based paint hazards. 91.220(k); 91.320(j) For all the City’s housing programs, applicants are informed of the danger of lead-based paint through a brochure as part of the application process. In addition, City building inspectors are alerted to signs of this hazard as they perform their substandard housing inspections. All housing owners and occupants with which the City interacts through its various programs are required to abate this hazard as a condition of assistance.

The contractor is required to utilize safe practices and obtain certification through a HUD certified lead testing agency when working with the City’s funds or its partners. The City’s partners are required to conduct lead testing, abatement and use safe practices when utilizing city resources.

Actions taken to reduce the number of poverty-level families. 91.220(k); 91.320(j) The implementation of CDBG activities meeting the goals established in the 2020-2024 Consolidated Plan – Strategic Plan will help to reduce the number of poverty-level families by: Supporting activities 234

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that expand the supply of housing that is affordable to low- and moderate income households; Supporting activities that preserve the supply of decent housing that is affordable to low- and moderate- income households; Supporting a continuum of housing and public service programs to prevent and eliminate homelessness; Supporting housing preservation programs that assure low income households had a safe, decent and appropriate place to live; Support public services for low- and moderate-income residents including those with special needs and those at-risk of homelessness; and Promoting economic opportunity for low-and moderate-income residents.

Actions taken to develop institutional structure. 91.220(k); 91.320(j) Visalia is a charter city and is managed utilizing the council-manager form of government. The five- person City Council provides policy direction to the City Manager who is responsible for administering City operations. The City Manager is appointed by the City Council to carry out policy and ensure that the entire community is being served. The City Council is the legislative body, and its members are the leaders and policy makers elected to represent the community and to concentrate on policy issues that are responsive to citizens’ needs and wishes.

The Finance Department Director oversees the administration of the day-to-day activities of the CDBG, CalHome, NSP1, HOME and Housing Fund programs. Staff works together with various City departments and with the community to develop programs and activities that address high priority needs, to improve low- and moderate-income housing opportunities and neighborhoods throughout Visalia.

Actions taken to enhance coordination between public and private housing and social service agencies. 91.220(k); 91.320(j)
The City will continue to participate in monthly Alliance meetings, which are attended by various governmental departments and service providers to share information on existing programs and areas for improvement to enhance coordination and exchange knowledge of best practices to better understand and address the community’s needs, it is also used as a platform for agencies to coordinate services and to address unmet needs, ensuring that resources are leveraged and not duplicated.

Identify actions taken to overcome the effects of any impediments identified in the jurisdictions analysis of impediments to fair housing choice. 91.520(a) This section provides a summary of the actions taken by the City of Visalia to further fair housing and overcome the effects of any impediments identified in the City’s analysis of impediments to fair housing choice. The City of Visalia is addressing impediments as described in the Analysis of Impediments to Fair Housing Choice (AI) 2020-2024. The City of Visalia, and subrecipients of CDBG and HOME funding activities, affirmatively further fair housing.

City of Visalia Fair Housing Accomplishments:
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• Provided Tenant-Based Rental Assistance (TBRA) to low-income people experiencing homelessness.
• Provided fair housing informational flyers in English and Spanish on the City’s website. • Collaborating with Central California Fair Housing Council to conduct fair housing workshops to educate residents about fair housing rights.
• Staff attends ongoing fair housing training sessions.

The City adheres federal fair housing laws that prohibit discrimination in all aspects of housing, including the sale, rental, lease, or negation of real property. The City adheres the Fair Housing Act based on the following protected classes: race or color, religion, sex, familiar status, national origin, disability (mental or physical).
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CR-40 - Monitoring 91.220 and 91.230
Describe the standards and procedures used to monitor activities carried out in furtherance of the plan and used to ensure long-term compliance with requirements of the programs involved, including minority business outreach and the comprehensive planning requirements
The City utilizes AmeriNat for loan servicing. AmeriNat monitors the City’s loan portfolio on a monthly basis for conformity with loan payments, tax & insurance, and delinquencies. City staff also works closely with AmeriNat and borrowers to re-certify first time homebuyer’s ability to begin making monthly payments or determine that deferral of payments should continue for an additional term. Additionally, on a bi-annual basis, AmeriNat annually obtains an affidavit of ownership. This assists the City in maintaining participant compliance with each program.

The City has compliance monitoring guidelines for its CDBG and HOME funds with priority given to activities that benefit low- and moderate-income persons. The City is continuing its efforts of updating Policy and Procedure manuals to reflect the most recent Building Code, City Policies, Monitoring Policies and CDBG/HOME Regulations, as well as preparing detailed agreements with developers, sub-recipients and/or construction managers that outline federal regulations and performance standards.

MBE/WBE Outreach: The City of Visalia, as referenced within its purchasing policies and procedures, chapter 8, encourages all segments of society to participate by demonstrating support for small, disadvantaged and minority-owned businesses.

Fair Housing/Section 3 Compliance: The City ensures compliance with Fair Housing and best efforts with Section 3 during the process of awarding contracts to selected agencies/contractors to support low- and moderating income residents.

The City has compliance monitoring guidelines for its CDBG and HOME funds with priority given to activities that benefit low- and moderate-income persons. The monitoring process includes:
• Routine Monitoring Responsibilities by City Staff Risk Analysis Monitoring Schedule In-Depth Monitoring and Onsite Reviews Monthly/Quarterly Status Report File Review or “Desk Review” (offsite)Financial Review Site Review After completion of the onsite visit, follow up steps are completed the monitoring report must include the reasons underlying all conclusions.

CDBG includes the following Project Management tasks/monitoring:

1. Each project utilizing CDBG funds is managed by a project manager.

2. The project manager monitors the use of the funds and is the “Labor Standards Coordinator,” having responsibility for National Environmental Policy Act compliance and CDBG labor standards compliance and reporting, as well as Section 3 requirements. 237

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3. A CDBG Project Compliance Manual has been prepared and is issued to all project managers in the City.

4. Records shall be maintained from the inception of the project, documenting the compliance requirements for receiving this federal funding.

5. A separate Labor Standards Enforcement file shall be maintained.

6. A record-keeping action checklist, issued by HUD, as well as a CDBG Project Compliance Record Summary, shall be complied with.

Citizen Participation Plan 91.105(d); 91.115(d)
Describe the efforts to provide citizens with reasonable notice and an opportunity to comment on performance reports.

The City ensures compliance with programs and projects by incorporating accounting principles, conducting single audits, reviewing & updating guidelines & procedures, monitoring, and following HUD requirements. The City of Visalia considers Citizen Participation an important component in improving the quality of life in our neighborhoods and encourages residents to become involved. When comments are made, a Summary of citizen comments related to the CAPER is included.

Staff also meets with the City Manager, Department Managers, and project managers to ensure progress is occurring for each project. Overall, additional meetings are held with Staff responsible for the administration of the CDBG and HOME funding to discuss the high priority needs, un-programmed PI, projects, programs, and recommended funding allocations. Community meetings are held to obtain comments, recommendations and support of ongoing, substantial amendments and new projects.

The PY 2024 CAPER public comment period was held from August 30, 2024, through September 16, 2024. PY 2024 CAPER English and Spanish Public Notices published in the Visalia Times Delta on August 30, 2025. The draft CAPER was available to the public via the City’s Website at www.visalia.city. Additionally, the public notices were submitted to the Tulare and Kings Continuum of Care, now known as “The Alliance” to share with their listserv recipients. A community meeting was held during the Citizen’s Advisory Committee on September 3, 2025, at 5:30pm. A public hearing was held on September 15, 2025, at 7:00pm during a City Council meeting. 238

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CR-45 - CDBG 91.520(c)
Specify the nature of, and reasons for, any changes in the jurisdiction’s program objectives and indications of how the jurisdiction would change its programs as a result of its experiences.

The City continues to take a proactive approach and continually evaluates programs, projects, policies, and activities to ensure they are meeting targeted goals as well as keeping in line with current levels of funding. Based on experience, difficult and strategic recommendations are made to City Council. For example, when funding is not moving quickly, an alternate priority need project or program is recommended. Council gives the City Manager the authority to redirect funds based upon certain criteria and/or timelines. The CDBG timely expenditure ratios and HOME CHDO commitment and expenditure deadlines are monitored closely. Staff directs funding toward core programs established during the previous year and identified within the Five-Year ConPlan.

The City’s Citizens Participation Plan allows minor and technical amendments to be reviewed and authorized by the City Manager. All substantial amendments, resulting in a 75% reallocation of funding, are taken to City Council through a public hearing as well as community meetings for public input. The reallocation of funding may occur throughout the year for both CDBG and HOME and is documented by way of a memo submitted to the City Manager for review and approval.

Objectives have not changed in working toward meeting high priority needs. As a result of the needs identified through meetings with non-profit housing and service providers, City Manager and Council, HOME and CDBG funding was approved to assist in meeting the needs of Visalia’s homeless population through TBRA and Public Services.

Does this Jurisdiction have any open Brownfields Economic Development Initiative (BEDI) grants?
No
[BEDI grantees] Describe accomplishments and program outcomes during the last year.

N/A

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CR-50 - HOME 91.520(d)
Include the results of on-site inspections of affordable rental housing assisted under the program to determine compliance with housing codes and other applicable regulations Please list those projects that should have been inspected on-site this program year based upon the schedule in §92.504(d). Indicate which of these were inspected and a summary of issues that were detected during the inspection. For those that were not inspected, please indicate the reason and how you will remedy the situation.

The HOME on-sight monitoring of Paradise & Court (4-units), Robinwood (2-units), Sierra Meadows (9- units), Highlands Gardens (36-units) apartment rental projects occurred during in the Program Year 2024/2025. No findings were noted, however, there were minor repairs. Oversight monitoring occurred through building inspections, invoice reviews, annual rent approval and site visits.

Provide an assessment of the jurisdiction's affirmative marketing actions for HOME units.

92.351(b)
The City contracted with the Fair Housing Council of Central California (FHCCC) to provide education on fair housing and conduct testing. FHCCC is also tracking the number of callers requesting information on Fair Housing, people assisted, and more.

The City, and its partners, publish the Fair Housing logo on all applications and information flyers, collect data related to applicants, and publish affordable housing programs on its website.

Additional outreach efforts include working with local lenders to promote affordable housing programs.

The City requires its partners to provide affirmative marketing plans as part of its process in providing funding.

Additionally, the City requires its partners, who provide affordable housing, to require participants of programs to attend housing counseling services. The City also partners with non-profit developers and requires that a marketing plan be submitted with proposals to affirm marketing efforts.

Data on the amount and use of program income for projects, including the number of projects and owner and tenant characteristics.

The City Council approved the use of HOME program Income funding toward various projects and allowed 10% Program Income Administration. Projects that utilized PI, HP, and EN, include:
• Rancho Colegio
• Majestic Gardens
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See CR-15 which reflects the Program Income received during the year, and CR-10 (Number of HOME- assisted activities completed during the Program Year). The total PI drawn (expended) during the year, referenced on the PR-09 report, was $70,744.62, including Program Income Administration.

The City utilized HOME EN, PI, and HP for the development of the Rancho Colegio Project for low- income households at or below 50% of the area median income level. The City also utilized HOME-ARP EN for the development of the Majestic Gardens project for HOME-ARP QPs.

Refer to IDIS reports to describe the amount and use of program income for projects, including the number of projects and owner and tenant characteristics City Council approved the use of HOME program income funding toward various projects and allowed 10% program income administration (PA). Projects that utilized Program Income (PI), Recapture Homebuyer (HP), and HOME Entitlement (EN), included:
• Rancho Colegio
• Majestic Gardens
See CR-15 which reflects the Program Income received during the year, and CR-10 (Number of HOME- assisted activities completed during the Program Year). The total PA, PI, and HP Recapture Homebuyer drawn (expended) during the year, referenced on the PR-09 report, was $70,744.62. The City utilized HOME PI, HP, and EN funding toward the construction of the Rancho Colegio Project with 11-HOME floating assisted units. The City also utilized HOME-ARP EN for the development of the Majestic Gardens project with 11 HOME-ARP assisted units.

Describe other actions taken to foster and maintain affordable housing. 91.220(k) (STATES ONLY: Including the coordination of LIHTC with the development of affordable housing).

91.320(j)
The HOME program objectives continue with promoting, maintaining, and providing affordable housing working with non-profit agencies. Specifically, the programs administered were:
• Rancho Colegio Project: Construction of an 80-unit affordable housing complex including 20- units reserved for farm working households. The project provides 79-residential units for households at or below 50% of the area median income level, and 1-onsite manager unit, and 11 floating units are HOME assisted.
• Majestic Garden Project: A 42-unit motel conversion for permanent supportive housing for HOME-ARP qualifying populations with preferences for people experiencing homelessness. The project provides 41-residential units for HOME-ARP qualifying populations, and 1-onsite manager unit, and 11 floating units are HOME-ARP assisted.

Housing Counseling is required for all housing participants. Such services are provided by HUD-certified housing counseling agencies: Community Service Employment Training, Inc. (CSET) and Self-Help Enterprises, Inc. (SHE).
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CR-58 – Section 3
Identify the number of individuals assisted and the types of assistance provided.

Total Labor Hours CDBG HOME
Total Number of Activities 1 2
Total Labor Hours 1,450 28,793
Total Section 3 Worker Hours 0 1,721
Total Targeted Section 3 Worker Hours 0 559
Table 14 – Total Labor Hours

Qualitative Efforts - Number of Activities by Program CDBG HOME Outreach efforts to generate job applicants who are Public Housing Targeted Workers 1 1
Outreach efforts to generate job applicants who are Other Funding Targeted Workers. 1 1
Direct, on-the job training (including apprenticeships). 1 1 Indirect training such as arranging for, contracting for, or paying tuition for, off-site training. 0 0
Technical assistance to help Section 3 workers compete for jobs (e.g., resume assistance, coaching). 1 1
Outreach efforts to identify and secure bids from Section 3 business concerns. 0 1
Technical assistance to help Section 3 business concerns understand and bid on contracts. 0 1
Division of contracts into smaller jobs to facilitate participation by Section 3 business concerns. 0 1
Provided or connected residents with assistance in seeking employment including drafting resumes, preparing for interviews, finding job opportunities, connecting residents to job placement services. 1 1
Held one or more job fairs. 1 1
Provided or connected residents with supportive services that can provide direct services or referrals. 0 1
Provided or connected residents with supportive services that provide one or more of the following: work readiness health screenings, interview clothing, uniforms, test fees, transportation. 0 1
Assisted residents with finding childcare. 0 0
Assisted residents to apply for or attend community college or a four- year educational institution. 0 0
Assisted residents to apply for or attend vocational/technical training. 0 0 Assisted residents to obtain financial literacy training and/or coaching. 0 1 Bonding assistance, guaranties, or other efforts to support viable bids from Section 3 business concerns. 0 0
Provided or connected residents with training on computer use or online technologies. 0 0
Promoting the use of a business registry designed to create opportunities for disadvantaged and small businesses. 0 0 Outreach, engagement, or referrals with the state one-stop system, as designed in Section 121(e)(2) of the Workforce Innovation and Opportunity Act.
0 0
Other. 0 0
Table 15 – Qualitative Efforts - Number of Activities by Program

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Narrative
The CDBG Section 3 projects include ADA Transit Project IDIS activity ID #942. Although the Section 3 benchmarks were not met both projects performed more than one qualitative effort to meet Section 3 requirements including outreach efforts to generate job applicants who are public housing targeted workers and other funding targeted workers, direct on the job training, job placement assistance, and hold one or more job fairs.

The HOME section 3 projects include the Rancho Colegio and Majestic Gardens projects. Although, Section 3 benchmarks were not met, all HOME project performed multiple qualitative efforts to meet Section 3 requirements including outreach efforts to secure bids from section 3 workers for jobs, job placement assistance, held one or more job fairs, connected residents with supportive services, provided work readiness assistance, and provided residents with financial literacy training.

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Attachment A: Accomplishments
• Attachment A-1: Cover Page
• Attachment A-2: Table 1 Expenditures and Accomplishments • Attachment A-3: City Council Staff Report
• Attachment A-4: City Council Resolution

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Attachment A-1: Cover Page

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Attachment A-2: FY 2024/25 HOME & CDBG Expenditures and Accomplishments

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Attachment A-3: City Council Staff Report

To be added.

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Attachment A-4: City Council Resolution

To be added.

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Attachment B: Citizen Participation
• Attachment B-1: Public Notice - English
• Attachment B-2: Public Notice – Legal Ad English
• Attachment B-3: Public Notice – Legal Ad English Certification • Attachment B-4: Public Notice – Spanish
• Attachment B-5: Public Notice – Legal Ad Spanish
• Attachment B-6: Public Notice – Legal Ad Spanish Certification • Attachment B-7: City Website – CDBG Public Notice Page • Attachment B-8: Continuum of Care Listserv Posts
• Attachment B-9: Citizen Participation Summary

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Attachment B-1: Public Notice –English

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Attachment B-2: Public Notice – Legal Ad
City of Visalia
Public Notice of the Draft
2024 Consolidated Annual Performance Evaluation Report
August 29, 2025 – September 15, 2025

Notice is hereby given that the City of Visalia is seeking input on the Draft Program Year (PY) 2024 Consolidated Annual Performance and Evaluation Report (CAPER). The PY 2024 CAPER consists of an annual assessment of the Community Development Block Grant (CDBG), and HOME Investment Partnerships Program (HOME) funds based on priority needs and goals identified by the 5-year Consolidated Plan. The public comment period for the PY 2024 CAPER August 29, 2025 – September 15, 2025. The draft PY 2024 CAPER is available for public review on the City’s website at www.visalia.city.

Staff invites you to attend the upcoming community meeting and/or public hearing:

• Citizens Advisory Committee - September 3, 2025, at 5:30pm at 220 N. Santa Fe St., Visalia • Public Hearing - September 15, 2025, at 7:00pm at 707 W. Acequia Ave., Visalia

If you are unable to attend a community meeting and/or public hearing, you may submit your comments in writing to the City of Visalia Housing Division at [email protected].

In Compliance with the American Disabilities Act, if you need special assistance to participate in meetings call (559) 713-4512 48-hours in advance of the meeting. For Hearing Impaired call (559) 713- 4900 (TTY) 48-hours in advance of the scheduled meeting time to request services.

Published: 8/29/25

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Attachment B-3: Public Notice Legal Ad English Certification

252

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Attachment B-4: Public Notice- Spanish

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Attachment B-5: Public Notice Legal Ad - Spanish

Ciudad de Visalia
Aviso público del borrador
Informe Anual Consolidado de Evaluación de Desempeño 2024 29 de agosto de 2025 – 15 de septiembre de 2025

Por la presente se notifica que la ciudad de Visalia está solicitando comentarios sobre el Informe de Evaluación y Desempeño Anual Consolidado (CAPER) del Borrador del Año del Programa (PY) 2024. El CAPER PY 2024 consiste en una evaluación anual de los fondos de la Subvención en bloque para el desarrollo comunitario (CDBG) y la programa de asociaciones de inversión HOME (HOME) en función de las necesidades y objetivos prioritarios identificados por el Plan consolidado de 5 años. El período de comentarios públicos para el CAPER PY 2024 será del 29 de agosto de 2025 al 15 de septiembre de 2025. El borrador del CAPER PY 2024 está disponible para revisión pública en el sitio web de la Ciudad en www.visalia.city.

El personal lo invita a asistir a la próxima reunión comunitaria y/o audiencia pública:

• Comité Asesor de Ciudadanos: 3 de septiembre de 2025, a las 5:30 p.m. en 220 N. Santa Fe St., Visalia
• Audiencia pública: 15 de septiembre de 2025, a las 7:00 p.m. en 707 W. Acequia Ave., Visalia

Si no puede asistir a una reunión comunitaria y/o audiencia pública, puede enviar sus comentarios por escrito a la División de Vivienda de la Ciudad de Visalia a [email protected].

En cumplimiento de la Ley Estadounidense de Discapacidades, si necesita asistencia especial para participar en las reuniones, llame al (559) 713-4512 48 horas antes de la reunión. Para personas con problemas de audición, llame al (559) 713-4900 (TTY) 48 horas antes de la hora programada para la reunión para solicitar servicios.

Publicado: 29/08/25

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Attachment B-6: Public Notice Legal Ad Spanish Certification

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Attachment B-7: City Website – CDBG Public Notice Page

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Attachment B-8: Continuum of Care Listserv Post

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Attachment B-9: Citizen Participation Summary
The City of Visalia Program Year (PY) 2024 CAPER public comment period was held from August 29, 2025, through September 15, 2025. A public notice was published in Visalia Times Delta on 8/29/25, and in English and Spanish to inform the public of the opportunity to review and comment on the PY 2024 draft CAPER. Public notices were posted on the City’s website on the home page as well as on the housing department public notices page. Public notices were also posted on the City of Visalia social media pages. Public notices were also posted at the following city locations:
• City Hall – 707 W. Acequia Avenue, Visalia, CA 93291
• City of Visalia Administration – 220 N. Santa Fe Street, Visalia, CA 93292 • Visalia Transit – 425 E. Oak Avenue #301, Visalia, CA 93291 • City of Visalia Community Development – 315 E. Acequia Avenue, Visalia, CA 93291 Public notices were also sent on the Kings Tulare Homeless Alliance Continuum of Care listserv to over 450 community stakeholders throughout Tulare and Kings Counties.

The following public meetings were to allow the public to comment on the draft PY 2024 CAPER:
• Citizen Advisory Committee Meeting – September 5, 2025, at 5:30pm o City of Visalia Administration at 220 N. Santa Fe St., Visalia, CA 93291 • Public Hearing – September 15, 2025, at 7:00pm
o Council Chambers at 707 W. Acequia Avenue, Visalia, CA 93291 Public Comments:

Public comments will be included following the public comment period.

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Attachment C: Continuum of Care Reports
• Attachment C-1: Point in Time Survey Report
• Attachment C-2: Point in Time Survey Results

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Attachment C-1: Point in Time Survey Report

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Attachment C-2: Point In Time Survey Results
City of Visalia Point In Time Survey Results

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Tulare County Point In Time Survey Results

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Attachment D: CDBG Low-Mod Target Areas Maps
• Attachment D-1: Map 1 - 2024 CDBG Low-Mod Target Areas • Attachment D-2: Map 2 - HUD’s Mapping of 2024 CDBG Low-Mod Areas

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Attachment D-1: Map 1 - 2024 CDBG Low-Mod Target Areas

Attachment E-2: Map 2 - HUD’s Mapping of 2024 CDBG Low-Mod Areas

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Attachment E: IDIS Reports
• Attachment E-1: PR-26 CDBG Financial Summary Report
• Attachment E-2: PR-26 CDBG Activity Summary Report
• Attachment E-3: PR-09 CDBG Program Income Detail Report • Attachment E-4: PR-02 CDBG Project Activities Report
• Attachment E-5: PR-23 CDBG Accomplishments
• Attachment E-6: PR-23 HOME Accomplishments
• Attachment E-7: PR-09 HOME Program Income

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Attachment E-1: PR-26 CDBG Financial Summary Report

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Attachment E-2: PR-26 CDBG Activity Summary Report

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Attachment E-3: PR-09 CDBG Program Income Detail Report

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Attachment E-4: PR-02 CDBG Project Activities Report

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Attachment E-5: PR 23 CDBG Accomplishments

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Attachment E-6: PR-23 HOME Accomplishments

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Attachment E-7: PR-09 HOME Program Income

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City of Visalia
FY 2024-2025
Consolidated Annual Performance
& Evaluation Report (CAPER)

CITY COUNCIL MEETING
SEPTEMBER 15, 2025
282
CAPER Purpose
The Consolidated Annual Performance & Evaluation Report (CAPER) is an annual report to HUD that reports how
CDBG and HOME funds were used.

CAPER Requirements:
• 15-day public comment period
• Approve report by resolution
• Due to HUD by 9/30/25
283
Funding Sources
• Community Development Block Grant (CDBG)
• Benefit low-to-moderate income persons or areas.
• HOME Investment Partnership Program (HOME)
• Provide decent affordable housing.
284
FY 2024/25 CDBG Resources
Annual
Grant
$1,184,832
Prior
Years Funds
$275,527
Program
Income
$106,986
Total 2024
CDBG
Funds
$1,567,345
285
FY 2024/25 CDBG Expenses & Accomplishments
Activity Expense Accomplishment
CDBG Administration $243,398 N/A
Kings Tulare Homeless Alliance 20,000 513 Individuals
Family Services - PSH Case Management 50,000 13 Individuals Assisted Kings View - Housing Flex Funds 19,919 21 Individuals Assisted Eden House - Transitional Housing 125,000 89 Individuals Assisted Majestic Gardens - Case Management 25,000 41 Households Assisted Habitat for Humanity - Minor Emergency Repair & ADA 12,971 2 Units Self-Help Enterprises - Senior Mobile Home Repair 92,008 3 Units Code Enforcement 191,541 206 Citations/177 Corrected
ADA Transit Pathway 21,647 5,404 Ambulatory Disabled
Total $801,486
286
FY 2024/25 CDBG Accomplishments
•ADA Transit Pathway
•Corrected ADA deficits
via repairs of existing
intersection ramps,
sidewalk, curb, tree wells,
driveway approaches, &
alley approaches from
Transit to Main St. on
Bridge St. and Santa Fe.
287
ADA Transit Pathway Project
288
FY 2024/25 HOME Resources
Annual
Grant
$462,604

HOME-ARP
$1,822,289
Prior
Years Funds
$497,416
Program
Income
$66,028
Total 2024
HOME
Funds
$2,848,337
289
FY 2024/25 HOME Expenses & Accomplishments
Activity Expense Accomplishment
HOME Administration $69,499 N/A
HOME-ARP Administration 22,289 N/A
Rancho Colegio 931,604 11 HOME Units
Majestic Gardens 1,800,000 11 HOME-ARP Units
Total $2,823,392
290
•80-units. 1, 2, & 3-bd units for 50% AMI or lower.
•11-HOME assisted units. 20-farmworker units.
•Estimated completion date Spring of 2026.

Rancho Colegio
291
•42-unit motel conversion. 11 HOME-ARP assisted units.
•Studio units for experiencing or at-risk of homelessness. •Case management, security , recreational & resource area.

Majestic Gardens
292
15-DAY
PUBLIC

COMMENT
PERIOD
Public Comment Period
• August 29 - September 15, 2025
Citizens Advisory Committee
• September 3, 2025
Public Hearing
• September 15, 2025
293
Staff Recommends
•Conduct a public hearing.Conduct
•Motion to approve the 2024 CAPER.Motion
•Authorize submission to HUD.Authorize
294
Visalia City Council
Staff Report
Visalia City Council
707 W. Acequia
Visalia, CA 93291
File #: 25-0370 Agenda Date: 9/15/2025 Agenda #: 2.

Agenda Item Wording:

General Plan Amendment and Change of Zone - A Public Hearing and First Reading of Ordinance Nos. 2025-10 and 2025-11 pertaining to the following actions related properties located at the Derrel’sMini Storage project site located at 1700 East Goshen Avenue (APN: 098-050-038) and the Housing Authority of Tulare County site located on the northwest corner of East Goshen Avenue and North Lovers Lane (APN(s): 098-050-013, 098-050-060, 098-050-062, and 098-050-061):

1. Adoption of Initial Study / Negative Declaration No. 2024-25 (Resolution No. 2025-70 required)

2. General Plan Amendment No. 2024-02: A request by Derrel’sMini Storage to change the land use designation on APN: 098-050-038 from High Density Residential (RHD) to Commercial Service (CS) for a 9.42-acre parcel, and the change of land use designation on APN(s): 098-050-013, 098-050-060, 098-050-061, and 098-050-062 from Low Density Residential to High Density Residential for parcels measuring a total of 11.89-acres (Resolution No. 2025-69 required).

3. Change of Zone No. 2024-03: A request by Derrel’s Mini Storage to change the zoning designation on APN: 098-050-038 from Multi-family Residential (R-M-3) to Service Commercial (C-S) for a 9.42-acre parcel, and the change of zoning on APN(s): 098-050-013, 098-050-060, 098-050-061, and 098-050-062 from R-1-5 (Single-Family Residential 5,000 sq. ft. minimum site area) to Multi-family Residential (R-M-3) for parcels measuring a total of 11.89 -acres (Ordinance No. 2025-10 required).

4. Conditional Zoning Agreement No. 2024-04: A request by Derrel’sMini Storage to establish conditions for a storage facility on APN: 098-050-038; and, for the Housing Authority of Tulare County to establish conditions for a multi-family development of at least 238 dwelling units on APN(s): 098-050-013, 098-050-060, 098-050-061, and 098-050-062 (Ordinance No. 2025-11 required).

Prepared by:

Josh Dan, Senior Planner, (559) 713-4003, [email protected] Paul Bernal, Planning and Community Preservation Director, (559) 713-4025, [email protected]
Department Recommendation:

The Planning Commission recommends that the City Council take the following actions, consistent with the staff recommendation made to Planning Commission on September July 14, 2025:

1. Adopt Initial Study / Mitigated Negative Declaration No. 2024-25 prepared for the following related entitlements stated below.

2. Approve General Plan Amendment No. 2024-02 per Resolution No. 2025-69.

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3. Introduce the first reading of Ordinance No. 2025-10 for Change of Zone No. 2024-03.

4. Introduce the first reading of Ordinance No. 2025-11 for Conditional Zoning Agreement No. 2024-04.

If approved by the City Council, staff will bring back the second reading of Ordinance Nos. 2025-10 and 2025-11 at the next City Council meeting.

The recommendation to land use and zoning designations for both sites will facilitate the removal of an auto dismantling and towing storage yard development and permit the development of a 55- building mini-storage facility, built in two phases, measuring a total of 210,035 square feet of mini- storage building area located at 1700 East Goshen Avenue, which is an expansion of the existing mini-storage facility. In order to facilitate the mini-storage expansion, four parcels measuring 11.89 acres and owned by the Housing Authority of Tulare County will be included in the request to help offset the loss of residential capacity by rezoning their site from R-1-5 to R-M-3, which meets the needs of the Housing Authority property based on their desire to develop their site with a higher unit count. The Housing Authority site is located on the northwest corner of East Goshen Avenue and North Lovers Lane, about 0.75 miles east of the mini-storage expansion project along Goshen Avenue.

The proposed project is consistent with California Government Code Sec. 66300 - Housing Crissi Act of 2019, Government Code Sec. 65863 - No Net Loss Law, the City’sLand Use Element of the General Plan, Housing Element, and Zoning Ordinance. Specifically, the entitlements will allow for an alternative land use plan on an underdeveloped infill location in the northeast quadrant of the city that will still provide for a low-intensity land use based on limiting the development of the Derrel’sMini Storage future expansion site to only a private mini-storage facility, no other C-S uses would be permitted, and future multi-family residential dwelling units for the Housing Authority site based on a required unit count as specified in the Conditional Zoning Agreement. Additionally, the land uses will provide a suitable buffer between the existing service commercial land uses, major streets and state highway, and existing and future residential neighborhoods.

Summary:

The Planning Commission conducted a public hearing on July 14, 2025, to consider the proposal by Derrel’sMini Storage requesting the general plan amendment, change of zone, conditional zoning agreement, and variance for building setbacks for the project site which is described in further detail below. At the meeting, the Planning Commission approved the variance for setbacks, based on the findings in the staff report, and recommended approval of the land use entitlements to the City Council.

The proposal improves a challenged, long-standing automobile dismantling and tow storage facility site. If all entitlements are approved, the contiguous sites will be connected via internal drive aisles, which will require the removal of some mini-storage spaces to provide an internal point of connection.

In addition, the expansion will also have an additional vehicular access point from East Goshen Avenue.

In order to facilitate the mini-storage expansion, four parcels measuring 11.89 acres and owned by the Housing Authority of Tulare County will be included in the request to help offset the loss of residential capacity by rezoning their site from R-1-5 to R-M-3 in compliance with Senate Bill 330, also known as the Housing Crisis Act of 2019, which restricts counties and cities in California from taking actions that would reduce housing capacity, including changing land use designations or zoning to a less intensive use.

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Planning Commission Public Hearing:

The Planning Commission conducted a hearing on July 14, 2025, to consider the general plan amendment, change of zone, conditional zoning agreement, and variance for building setbacks for the project site. The only public comment provided was by the applicant’s representative. The Planning Commission was unanimous in their approval of the variance for setbacks based on the findings in the staff report and resolution, and unanimous in their recommendation of approval to the City Council for the general plan amendment, change of zone, and conditional zoning agreement based on the analysis provided in the Planning Commission staff report and resolution findings (see Attachment 5).

Background Discussion:

General Plan Amendment (GPA) No. 2024-02:

General Plan Amendment No. 2024-02 encompasses the request to change Project Area No. 1 land use designation from High Density Residential (RHD) to Service Commercial for 9.42-acres and to change Project Area No. 2 from Low Density Residential (LDR) to High Density Residential (HDR) for

11.89-acres (refer to land use map attached as Exhibit “E”).

To offset the loss of High Density Residential, the applicant with consent from the Housing Authority includes the Housing Authority parcels (11.89 acres) as part of the land use designation change.

Analysis regarding the change in land use which will not result in reducing housing development capacity is discussed in the “Consistency with State Law” sections below.

Change of Zone (COZ) No. 2024-03:

To be consistent with the proposed land use designation changes, Change of Zone No. 2024-03 requests to change the zoning designations of the two project areas. Project Area No. 1 will change from R-M-3 (Multi-Family Residential, 1,200 square feet minimum site area) to C-S (Service Commercial). The C-S zoning designation, if approved, will facilitate the expansion of the Derrel’s Mini Storage site to the east. Please note that under the C-S zoning designation, mini-storage facilities are a “permitted” use (see the Site Plan in Exhibit “A”).

Project Area No. 2, owned by the Housing Authority of Tulare County, is zoned R-1-5 (Single-family Residential, 5,000 square foot minimum lot size) and will be rezoned to R-M-3 (Multi-Family Residential, 1,200 square feet minimum site area). The Housing Authority is agreeable and supportive of these entitlement requests as provided in their letter (see Exhibit “B”).Please note the Housing Authority is not seeking to develop their site at this time. Future development of their site will be subject to the City’sdevelopment review process which may also include discretionary review by the Planning Commission.

Conditional Zoning Agreement (CZA) No. 2024-04:

A CZA is also required for this request. The CZA provides a mechanism which enables the City to “lockin”proposed conditions for a site by way of Ordinance, subject to City Council approval. While conditions can be applied to a Conditional Use Permit, any such conditions can become nullified if a CUP lapses or becomes void. Conditions applied through a CZA remain with the site in perpetuity.

Based on the applicant’srequest, the ability for the City to maintain its housing development capacity, and the opportunity to have an auto dismantling/tow storage site redeveloped, staff concludes that compatibility with the surrounding residential areas can be secured through the application of a CZA Visalia City Council Printed on 9/11/2025Page 3 of 8
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which includes the following conditions:

1. That the site located at APN: 098-050-038 shall only be developed in accordance with a mini- storage facility as depicted per the site plan provided in Exhibit “A”,and that no other “permitted”and/or “conditionally permitted” uses in the C-S zone, as identified in Chapter

17.25.030 Uses in the Commercial, Mixed Use, Office, and Industrial Zones, shall be allowed on this site.

2. That the four Housing Authority of Tulare County parcels (APN(s): 098-050-013, 098-050-060, 098-050-062, and 098-050-061) shall be developed as one cohesive residential development plan that requires a minimum residential unit count of 238 units.

3. That the applicant be required to implement and abide by the guidelines of the Soils Management Plan (SMP) provided by Salem Engineering Group for the site located at APN:
098-050-038 which is the future expansion area for the Darrel’s Mini Storage facility.

If approved, the CZA will be recorded against all properties associated with this project and may only be amended and/or modified subject to approval by the City Council. Any proposed change to an approved CZA will require a public hearing before the Planning Commission with their recommendation forwarded onto the City Council.

Variance No. 2024-03:

Variance No. 2024-03 was a request by Derrel’sMini Storage to place a storage building on the north property line of APN: 098-050-038. This is required as the required building setback for structures abutting residential is 15-feet in the C-S (Service Commercial) zone. Staff supported the request as the storage building’sexterior walls will serve as a perimeter wall along this shared property line, similar to other storage facilities within the City of Visalia.

General Plan Consistency:

Consistency with State Law: Housing Crisis Act of 2019 (Government Code Sec. 66300) Senate Bill 330, otherwise known as the Housing Crisis Act of 2019, mandates that jurisdictions shall not adopt an entitlement that changes general plan land use designations of parcels to a less intensive use with regards to the site’sresidential development capacity, below what was in effect on January 1, 2018 (Government Code Section 66300(b)(1)).

The request by the applicant includes the encumbrance of the CZA which seeks to transfer the residential capacity of the 9.42-acre site by rezoning the Housing Authority sites, which are a combined acreage of 11.89 acres, from R-1-5 to R-M-3, and mandating that a minimum 238 dwelling units be developed to not lose the residential unit development potential. The proposed mini-storage site measures 9.42 acres and if developed per the R-M-3 standards, could yield a minimum potential density of 141 units (i.e.: 9.42-acre site multiplied by 15-units/acre). The collective acreage of the Housing Authority sites, which equal 11.89 acres, could yield a potential density of 60 units at the current R-1-5 development pattern (i.e.: 11.89-acre site multiplied by 5-units/acre). The 60-unit figure is also the RHNA allocation for assigned for the Housing Authority parcels.

If the Housing Authority site were developed at the R-M-3 minimum density (i.e., 15 units per acre) the site would need to be developed to a minimum of 178 units. When the 60-unit RHNA allocation is added to the 178-unit minimum, the total comes to 238-units.

The CZA includes a condition that requires the Housing Authority site to develop with a minimum unit count of 238 units which equates to 20 dwelling units per acre, which within the permitted density range of the High Density Residential land use designation at 15 to 35 units per acre. This would be Visalia City Council Printed on 9/11/2025Page 4 of 8
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range of the High Density Residential land use designation at 15 to 35 units per acre. This would be consistent, if all entitlements are approved, with the City’s General Plan, Housing Element, and Government Code Sec. 66300 (i.e., Senate Bill 330) as the analysis provided above demonstrates that residential density capacity is still retained within Visalia’s General Plan.

Consistency with State Law: “No Net Loss Law” (Government Code Sec. 65863) The purpose of the “NoNet Loss Law”is to ensure that a jurisdiction continues to maintain adequate sites to accommodate its remaining unmet regional housing needs allocation (RHNA) by each income category at all times throughout the entire Housing Element planning period. Similar to the Housing Crisis Act of 2019 explained above, a jurisdiction cannot take action to reduce a parcel’s residential density without finding that the jurisdiction has other remaining sites that can accommodate its remaining unmet RHNA.

The CZA, as conditioned, will require the Housing Authority parcels to be developed with a minimum 238 units, which exceeds the RHNA numbers assigned to these parcels and the development potential of the future mini-storage site.

General Plan Land Use and Zoning Compatibility
Staff concludes the proposed Service Commercial designation, in conjunction with the proposed CZA No. 2024-04 limiting the allowed use of the Service Commercial designation to only a mini-storage facility, are consistent with the existing urban development pattern and planned land uses of the surrounding area, which include low and medium density residential developments along the Goshen and Douglas Avenue corridors, and retail and service commercial uses along the Ben Maddox Way corridor.

Additionally, the same holds true for the Housing Authority site’s“up-zoning”from R-1-5 (Single- Family Residential) zoning and Residential Low Density land use designation to R-M-3 (Multi-Family Residential) zoning and Residential High Density land use designation. Conditional Zoning Agreement No. 2024-04 requires that the Housing Authority site only be permitted to be developed as a cohesive multi-family development with a minimum 238 dwelling units. The change to the Housing Authority sites would be consistent with the existing urban development pattern and planned land uses of the surrounding area, which include medium and high-density residential developments along the Lovers Lane corridor. Properties adjacent and/or near the Housing Authority parcels are vacant with both single-family and multi-family zoning, with R-M-3 zoning designations located within ½ mile to the north and south. The request to designate the Housing Authority site is appropriate as higher density multi-family developments are typically found at neighborhood centers and/or along major corridors (i.e.: North Lovers Lane). Any further request to change the land use or lessen the density on the property will require amending the CZA through the public hearing process, subject to City Council approval.

The proposed expansion of the Darrel’sMini Storage site on the existing automobile dismantling / tow storage parcel is within an area that is developing new commercial and residential uses (within 450 feet). The change in the underlying Land Use designation to C-S allows mini-storage uses, and the proposed use can be suitably integrated into the development pattern of the surrounding area.

This includes vehicular access, parking, on-site circulation and thematic landscaping and architectural elements. Furthermore, the mini-storage facility expansion will operate within typical Visalia City Council Printed on 9/11/2025Page 5 of 8
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architectural elements. Furthermore, the mini-storage facility expansion will operate within typical business hours, providing automated access gate controls already in use at the existing facility.

The Institute of Transportation Engineers Trip Generation manual identifies self-storage facilities on the lower end of vehicle trip generation. Self-storage facilities tend to produce less vehicle trips than other commercial uses (i.e., fast-food restaurants, grocery stores, etc.) that may otherwise be permitted and/or conditionally permitted on this site.

Staff finds the proposed land use designations of Service Commercial and Residential High Density, subject to the conditions contained with the CZA, and the land use/zoning changes as proposed by the project, to be consistent with the existing surrounding land uses and meeting the intent of the General Plan.

Access, Circulation, and Cain Street Alignment
Goshen Avenue is a minor arterial roadway that will be subject to improvements along the project’s frontage. Improvements include sidewalk, a city standard drive approach, parkway landscaping with street trees and streetlight, and undergrounding of existing overhead utilities, as detailed in Traffic and Development Engineering’s Site Plan Review (SRP) comments.

The mini-storage facility’s primary vehicular access is currently from North Ben Maddox Way; however, the proposed expansion will provide future access to Goshen Avenue via internal drive aisle connecting the two sites.

The General Plan Circulation Element shows the alignment of Cain Street running predominately through the neighboring easternly parcel and slightly encroaching onto the subject site to align with Cain Street which exists north of Douglas Avenue. This alignment is depicted as the blue dashed line in Exhibit “A”Circulation Element Exhibit. Review of the development through SPR gave staff the ability to analyze the road classification, alignment, and reality of achieving such alignment.

This future Cain Street alignment could only be achieved through the removal of existing muti-family residential apartments to the north. In an effort to avoid this, GPA No. 2024-02 includes an amendment to the Cain Street alignment to circumvent the multi-family residential apartments as shown by the yellow dashed line in Exhibit “A” Circulation Element Exhibit.

Fiscal Impact: None
Prior Council Action: None.

Other:

The Planning Commission conducted a hearing on July 14, 2025, to consider the change of zone, general plan amendment, conditional zoning agreement, and variance for building setbacks for the Visalia City Council Printed on 9/11/2025Page 6 of 8
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File #: 25-0370 Agenda Date: 9/15/2025 Agenda #: 2.
general plan amendment, conditional zoning agreement, and variance for building setbacks for the project site. The Planning Commission approved the variance for setbacks, based on the findings in the report and resolution, and recommended approval to the City Council the general plan amendment, change of zone, and conditional zoning agreement request.

Alternatives:

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

1. Deny the General Plan Amendment, Change of Zone, and Conditional Zoning Agreement; or

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

3. Continue the matter to a future City Council hearing.

Recommended Motion (and Alternative Motions if expected):

1. I move to approve Resolution No. 2025-70, to certify Initial Study / Negative Declaration No. 2024-25.

2. I move to approve Resolution No. 2025-69, approving General Plan Amendment No. 2024-02.

3. I move to introduce for the first reading Ordinance No. 2025-10, approving Change of Zone No. 2024-03.

4. I move to introduce for the first reading Ordinance No. 2025-11, approving Conditional Zoning Agreement No. 2024-04.

Environmental Assessment Status:

An Initial Study and Negative Declaration were prepared for the proposed project. Initial Study and Negative Declaration No. 2024-45 disclosed that environmental impacts are determined to be not significant. Staff concludes that Initial Study and Negative Declaration No. 2024-45 adequately analyzes and addresses the proposed project and reduces environmental impacts to a less than significant level.

CEQA Review:

An Initial Study and Negative Declaration were prepared for the proposed project. Initial Study and Negative Declaration No. 2024-45 disclosed that environmental impacts are determined to be not significant. Salem Engineering Group conducted both a Phase I and II Environmental Site Assessment which found that soil and soil vapor at the project site did not pose a potential risk to human health or the environment. No engineering controls (i.e. VOC vapor barrier) are required to protect current or future building occupants. However, only “out of an abundance of caution”, recommendation was proposed by SALEM for preparation of a Soil Management Plan (SMP) which should be distributed to construction personnel prior to conducting grading or excavation activities.

The SMP will establish protocols for handling, sampling, storage, and disposal of any suspected hydrocarbon-affected soils generated during construction activities. The SMP is not required in order to avoid a significant impact and is therefore not a mitigation measure, though the applicant may voluntarily choose to proceed with its preparation. Staff concludes that Initial Study and Negative Declaration No. 2024-45 adequately analyzes and addresses the proposed project and reduces environmental impacts to a less than significant level.

Deadline for Action: 9/15/2025
Visalia City Council Printed on 9/11/2025Page 7 of 8
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File #: 25-0370 Agenda Date: 9/15/2025 Agenda #: 2.

Attachments:

1. City Council Resolution No. 2025-70 - Initial Study Negative Declaration No. 2024-45

2. City Council Resolution No. 2025-69 - General Plan Amendment No. 2024-02

3. City Council Ordinance No. 2025-10 - Change of Zone No. 2024-03

4. City Council Ordinance No. 2025-11 - Conditional Zoning Agreement No. 2024-04

5. Attachment 1 - Planning Commission Staff Report - July 14, 2025 · Initial Study Negative Declaration No. 2024-45 provided

6. Exhibit “A” - Site Plan

7. Exhibit “B” - Housing Authority of Tulare County Letter Visalia City Council Printed on 9/11/2025Page 8 of 8
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Resolution No. 2025-70
RESOLUTION NO. 2025-70

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF VISALIA, ADOPTING NEGATIVE DECLARATION NO. 2024-45, WHICH EVALUATES ENVIRONMENTAL IMPACTS FOR GENERAL PLAN AMENDMENT NO.
2024-02 AND CHANGE OF ZONE NO. 2024-03

WHEREAS, the project consisting of General Plan Amendment No. 2024-02 and Change of Zone No. 202 4-03 (hereinafter “Project”) is a request to amend the General Plan land use designation and Zoning designation on one parcel totaling 9.42 acres and amend the General Plan land use designation and Zoning designation on four parcel totaling 11.89 acres, resulting in the removal of 9.42 acres of Residential High Density land use designation and Multi-family Residential (R-M-3) zoning, and the addition of 11.89 acres of Low Density Residential designation and R-1-5 (Single-Family Residential 5,000 sq. ft. minimum site area) zoning. The Derrel’s Mini Storage project site is located at 1700 E. Goshen Avenue (APN: 098-050-038) while the Housing Authority of Tulare County site is l ocated on the northwest corner of East Goshen Avenue and North Lovers Lane (APN(s): 098-050-013, 098-050-060, 098-050-062, and 098-050-061); and,

WHEREAS, the City Council of the City of Visalia, following a period of ten (10) days after published notice, held a public hearing before said Council on September 15, 2025; and,

WHEREAS, an Initial Study was prepared which disclosed that no significant environmental impacts would result from the Project; and,

WHEREAS, on the basis of this Initial Study, a Negative Declaration has been prepared for the Project pursuant to the California Environmental Quality Act of 1970 (CEQA), as amended; and,

WHEREAS, the Initial Study and Negative Declaration for the Project were prepared and noticed for review and comment for 20 days beginning on June 12, 2025, and ending on July 12, 2025; and,

WHEREAS, the City of Visalia receive d one comment on the Initial Study and Negative Declaration, and determined that the comment letter did not warrant any change s to the Negative Declaration; and,

WHEREAS, the City Council of the City of Visalia considered the Initial Study and Negative Declaration and found that the Initial Study and Negative Declaration contain and reflect the independent judgment of the City of Visalia.

NOW, THEREFORE, BE IT RESOLVED that Initial Study and Negative Declaration No. 2024-45 was prepared consistently with the C alifornia Environmental Quality Act and the City of Visalia Environmental Guidelines.

303
Resolution No. 2025-70

BE IT FURTHER RESOLVED that the City Council of the City of Visalia hereby finds, on the basis of the whole record before it, that there is no substantial evidence that the project will have a significant effect on the environment and hereby adopts Initial Study and Negative Declaration No. 2024-45. The documents and other material which constitute th e record of the proceedings upon which the decisions based are located at the office of the City Planner, 315 East Acequia Avenue, Visalia, California, 93291.

PASSED AND ADOPTED: September 15, 2025 LESLIE B. CAVIGLIA, CITY CLERK

STATE OF CALIFORNIA )
COUNTY OF TULARE ) ss.

CITY OF VISALIA )

I, Leslie B. Caviglia, City Clerk of the City of Visalia, certify the foregoing is the full and true Resolution 2025-66 passed and adopted by the Council of the City of Visalia at a regular meeting held on September 2, 2025.

Dated: September 15, 2025 LESLIE B. CAVIGLIA, CITY CLERK

By Reyna Rivera, Chief Deputy City Clerk

304
Resolution No. 2025-65
RESOLUTION NO. 2025-69

A RESOLUTION OF THE CITY COUNCIL OFTHE CITY OF VISALIA, APPROVING GENERAL PLAN AMENDMENT NO. 2024-02: A REQUEST BY DERREL’S MINI STORAGE TO CHANGE THE LAND USE DESIGNATION ON APN: 098-050-038 FROM HIGH DENSITY RESIDENTIAL (RHD) TO SERVICE COMMERCIAL (CS) FOR A 9.42 ACRE PARCEL, AND THE CHANGE OF LAND USE DESIGNATION ON APN(S): 098-050-013, 098- 050-060, 098-050-061, AND 098-050-062 FROM LOW DENSITY RESIDENTIAL TO HIGH DENSITY RESIDENTIAL FOR PARCELS MEASURING A TOTAL OF 11.89 ACRES. THE DERREL’S MINIM STORAGE PROJECT SITE IS LOCATED AT 1700 EAST GOSHEN AVENUE (APN: 098-050-038) WHILE THE HOUSING AUTHORITY OF TULARE COUNTY

SITE IS LOCATED AT THE NORTHWEST CORNER OF EAST GOSHEN AVENUE AND NORTH LOVERS LANE (APN(S): 098-050-013, 098-050-060, 098-050-061, AND 098-050- 062).

WHEREAS, General Plan Amendment No. 202 4-02 is a request by Derrel’s Mini Storage to change the land use designation on APN: 098 -050-038 from High Density Residential (RHD) to Service Commercial (CS) for a 9.42 -acre parcel, and the change of land use designation on APN(s): 098 -050-013, 098-050-060, 098-050-061, and 098 -050-062 from Low Density Residential to High Density Residential for parcels measuring a total of 11.89 - acres. The Derrel’s Mini Storage project site is located at 1700 E ast Goshen Avenue (APN:
098-050-038) while the Housing Authority of Tulare County site is located on the northwest corner of East Goshen Avenue and North Lovers Lane (APN(s): 098 -050-013, 098-050-060, 098-050-062, and 098-050-061); and,

WHEREAS, the Planning Commission of the City of Visalia, after duly published notice, held a public hearing before said Commission on July 14, 2025; and,

WHEREAS, the Planning Commission of the City of Visalia considered the General Plan Amendment in acc ordance with Section 17.54.060 of the Zoning Ordinance of the City of Visalia based on evidence contained in the staff report and testimony presented at the public hearing, and recommended approval of said General Plan Amendment to the City Council ; and,

WHEREAS, the Planning Co mmission of the City of Visalia adopted Resolution No. 2025-52 recommending approval of General Plan Amendment No. 2024-02; and,

WHEREAS, the City Council of the City of Visalia, following a period of ten (10) days after publishe d notice , held a public hearing for General Plan Amendment No. 20 24-02 on September 15, 2025.

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Visalia approves General Plan Amendment No. 2024-02, based on the following specific finding s and evidence presented:

305
Resolution No. 2025-69

1. That the proposed General Plan Amendment is consistent with the goals, objectives, and policies of the General Plan, and is not detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity.

2. That the proposed General Plan Amendment from 9.42 acres of High Dens ity Residential to Service Commercial and 11.89 acres of Low Density Residential to High Density Residential will not impose new land uses or development that w ill adversely affect the subject site or adjacent properties.

3. That the proposed land use designations under the proposed General Plan Amendment results in land uses that suitably buffer and provide an efficient transition between the existing commercial and residential uses surrounding the site.

4. That Conditional Zoning Agreement No. 2024 -04 will limit the allowed uses of the Service Commercial designation to only a mini -storage facility, which provides a compatible land use adjacent to the residential lan d uses of Low Density Residential and Medium Density Residential.

5. That an Initial Study was prepared for the project including the General Plan Amendment, consistent with CEQA, which disclosed that environmental impacts are determined to be not significant, and therefore Negative Declaration No. 2024-45 be adopted for this project.

BE IT FURTHER RESOLVED that the City Council of the City of Visalia approves General Plan Amendment No. 2024-02, as shown on Attachment “A” of this Resolution, on the real property described herein, in accordance with the terms of this resolution and under the provisions of Section 17.54.080 of the Ordinance Code of the City of Visalia .

PASSED AND ADOPTED: September 15, 2025 LESLIE B. CAVIGLIA, CITY CLERK

STATE OF CALIFORNIA )
COUNTY OF TULARE ) ss.

CITY OF VISALIA )
I, Leslie B. Caviglia, City Clerk of the City of Visalia, certify the foregoing is the full and true Resolution 2025 -65 passed and adopted by the Council of the City of Visalia at a regular meeting held on September 2, 2025.

Dated: September 15, 2025 LESLIE B. CAVIGLIA, CITY CLERK

By Reyna Rivera, Chief Deputy City Clerk

306
Resolution No. 2025-69

ATTACHMENT “A”

GENERAL PLAN AMENDMENT NO. 2024-02
Visalia City Council
Resolution No. 2025-69
307
Ordinance No. 2025-10
ORDINANCE NO. 2025-10

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF VISALIA APPROVING CHANGE OF ZONE NO. 2024-03: A REQUEST BY DERREL’S MINI STORAGE TO CHANGE THE ZONING DESIGNATION ON APN: 098-050-038 FROM MULTI-FAMILY RESIDENTIAL (R-M-3) TO SERVICE COMMERCIAL (C-S) FOR A

9.42-ACRE PARCEL, AND THE CHANGE OF ZONING ON APN(S): 098-050-013, 098- 050-060, 098-050-061, AND 098-050-062 FROM R-1-5 (SINGLE-FAMILY RESIDENTIAL 5,000 SQ. FT. MINIMUM SITE AREA) TO MULTI-FAMILY RESIDENTIAL (R-M-3) FOR PARCELS MEASURING A TOTAL OF 11.89-ACRES.

THE DERREL’S MINI STORAGE PROJECT SITE IS LOCATED AT 1700 EAST GOSHEN AVENUE (APN: 098-050-038) WHILE THE HOUSING AUTHORITY OF

TULARE COUNTY SITE IS LOCATED ON THE NORTHWEST CORNER OF EAST

GOSHEN AVENUE AND NORTH LOVERS LANE
(APN(S): 098-050-013, 098-050-060, 098-050-062, AND 098-050-061)

WHEREAS, Change of Zone No. 202 4-03 is a request by Derrel’s Mini Storage to change the zoning designation on APN: 098 -050-038 from Multi -family Residential (R-M-3) to Service Commercial (C -S) for a 9.42 -acre parcel, and the change of zoning on APN(s): 098 -050-013, 098 -050-060, 098 -050-061, and 098-050-062 from R -1-5 (Single-Family Residential 5,000 sq uare feet minimum site area) to Multi -family Residential (R -M-3) for parcels measuring a total of 11.89 -acres. The Derrel’s Mini Storage project site is located at 1700 E ast Goshen Avenue (APN: 098 -050-038) while the Housing Authority of Tulare County site is located on the northwest corner of East Goshen Avenue and North Lovers Lane (APN(s): 098 -050-013, 098-050-060, 098-050- 062, and 098-050-061); and,

WHEREAS, the Planning Commission of the City of Visalia, after duly published notice, held a public hearing before said Commission on July 14, 2025; and,

WHEREAS, the Planning Commission of the City of Visalia considered the Change of Zone in accordance with Section 17.44.070 of the Zoning Ordinance of the City of Visalia based on evidence contained in the staff report and testimony presented at the public hearing, and recommended approval of said Change of Zone; and,

WHEREAS, the Planning Commission of the City of Visalia adopted Resolution No. 2024-53 recommending approval of Change of Zone No. 2024-03; and,

WHEREAS, the City Council of the City of Visalia , following a period of ten (10) days after published notice , held a public hearing for Change of Zone No. 2024-03 on September 15, 2025.

NOW, THEREFORE, BE IT RESOLVED , that the City Council of the City of Visalia approves Change of Zone No. 2024-03, based on the following specific findings and evidence presented:
308
Ordinance No. 2025-10

1. That the proposed Change of Zone 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 Change of Zone from 9.42 acres of R -M-3 (Multi -family Residential) to C -S (Service Commercial) and 11.89 acres of R -1-5 (Single -family Residential) to R -M-3 (Multi -family Residential) will not impose new land uses or development that will adversely affect the subject site or adjacent properties.

3. That the proposed zoning designations under the proposed Change of Zone results in zoning and land uses that suitably buffer and provide an efficient transition between the existing commercial and resi dential zoning and uses surrounding the site.

4. That Conditional Zoning Agreement No. 2024 -04 will limit the allowed uses of the Service Commercial designation to only a mini -storage facility, which provides a compatible land use adjacent to the residential zoning designations of Single -family Residential (R-1-5) and Multi-family Residential (R-M-2).

5. That an Initial Study was prepared for the project including the Change of Zone , consistent with CEQA, which disclosed that environmental impacts are determined to be not significant and therefore Negative Declaration No. 2024 -45 be adopted for this project.

BE IT FURTHER RESOLVED, that the City Council of the City of Visalia approves Change of Zone No. 2024-03, as shown on Attachment “A” of this Ordinance, on the real property described herein, in accordance with the terms of this ordinance and under the provisions of Section 17.44.090 of the Ordinance Code of the City of Visalia.

PASSED AND ADOPTED: BRETT TAYLOR, MAYOR

ATTEST: ___________________________

LESLIE CAVIGLIA, CITY CLERK APPROVED BY CITY ATTORNEY

___________________________

STATE OF CALIFORNIA)
COUNTY OF TULARE ) ss.

CITY OF VISALIA )

I, Leslie Caviglia, City Clerk of the City of Visalia, certify the foregoing is the full and true Ordinance 2025-10 passed and adopted by the Council of the City of Visalia at a regular meeting held on September __, 2025 and certify a summary of this ordinance will be published in the Visalia Times Delta.

Dated: LESLIE CAVIGLIA, CITY CLERK

By Reyna Rivera, Chief Deputy City Clerk
309
Ordinance No. 2025-10
ATTACHMENT “A”

AN ORDINANCE OF THE CITY COUNCIL

AMENDING THE ZONING MAP AS FOLLOWS

BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF VISALIA:

Section 1: The Zoning Map is hereby amended as follows:

Section 2: This property and Zoning Map of the City of Visalia is hereby amended to show said property changes.

Section 3: This Ordinance shall take effect thirty days after passage hereof. 310
ORDINANCE NO. 2025-11
ORDINANCE NO. 2025-11

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF VISALIA RECOMMENDING APPROVING CONDITIONAL ZONING AGREEMENT NO. 2024- 04: A REQUEST BY DERREL’S MINI STORAGE TO ESTABLISH CONDITIONS FOR A STORAGE FACILITY ON APN: 098-050-038; AND, FOR THE HOUSING

AUTHORITY OF TULARE COUNTY TO ESTABLISH CONDITIONS FOR A MULTI- FAMILY DEVELOPMENT OF AT LEAST 238 DWELLING UNITS ON APN(S): 098- 050-013, 098-050-060, 098-050-061, AND 098-050-062. THE DERREL’S MINI STORAGE PROJECT SITE IS LOCATED AT 1700 EAST GOSHEN AVENUE (APN:
098-050-038) WHILE THE HOUSING AUTHORITY OF TULARE COUNTY SITE IS

LOCATED ON THE NORTHWEST CORNER OF EAST GOSHEN AVENUE AND NORTH LOVERS LANE (APN(S): 098-050-013, 098-050-060, 098-050-062, AND 098- 050-061)

WHEREAS, Conditional Zoning Agreement No. 2024-04 is a request by Derrel’s Mini Storage to establish conditions for a storage facility on APN: 098 -050-038; and, for the Housing Authority of Tulare County to establish conditions for a multi -family development of at least 238 dwelling units on APN(s): 098-050-013, 098-050-060, 098- 050-061, and 098 -050-062. The Derrel’s Mini Storage project site is located at 1700 East Goshen Avenue (APN: 098-050-038) while the Housing Authority of Tulare County site is located on the northwest corner of East Goshen Avenue and North Lovers Lane (APN(s): 098-050-013, 098-050-060, 098-050-062, and 098-050-061).; and WHEREAS, The Planning Commission of the City of Visalia, after duly published notice, held a public hearing before said Commission on July 14, 2025 considered Conditional Zoning Agreement No. 20 24-04 in accordance with Section 17.60.030 and Section 1760.050 of the Zoning Ordin ance of the City of Visalia and on the evidence contained in the staff report and testimony presented at the public hearing; and

WHEREAS, The Planning Commission adopted Resolution No. 20 24-54, recommending that the City Council approve Conditional Zo ning Agreement No. 20 24- 04, adopting the requested operational conditions to limit the Derrel’s Mini Storage site to establish conditions for a storage facility on APN: 098 -050-038; and, for the Housing Authority of Tulare County to establish conditions for a multi-family development of at least 238 dwelling units; and,

WHEREAS, The City Council of the City of Visalia, after d uly published notice, held a public hearing on September 15 , 202 5, and considered Conditional Zoning Agreement No. 2024-04 in accordance with Section 17.60.040 and Section 1760.050 of the Zoning Ordinance of the City of Visalia and on the evidence containe d in the staff report and testimony presented at the public hearing; and,

WHEREAS, an Initial Study was prepared which disclosed that no significant environmental impacts would result from this project; and

WHEREAS, the City Council of the City of Visalia finds as follows:

1. That Conditional Zoning Agreement No. 2024 -04 will facilitate land use compatibility by limiting the allowed uses within the Service Commercial zoning designation on 311
ORDINANCE NO. 2025-11
the property to a mini-storage facility, which provides a compatible land use adjacent to the residential zoning designations of Single -family Residential (R-1-5) and Multi- family Residential (R-M-2).

2. That Conditional Zoning Agreement No. 2024 -04 will not be detrimental to the public health, safety, or welfare, or material ly injurious to properties or improvements in the vicinity.

3. That an Initial Study was prepared for the project including the Conditional Zoning Agreement, consistent with CEQA, which disclosed that environmental impacts are determined to be not significant and therefore Negative Declaration No. 2024 -45 be adopted for this project.

NOW THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF VISALIA:

That Conditional Zoning Agreement No. 20 24-04 is approved as contained in Attachment “A” of this Ordinance.

PASSED AND ADOPTED: BRETT TAYLOR, MAYOR

ATTEST: ___________________________

LESLIE CAVIGLIA, CITY CLERK APPROVED BY CITY ATTORNEY

___________________________

STATE OF CALIFORNIA)
COUNTY OF TULARE ) ss.

CITY OF VISALIA )

Dated: LESLIE CAVIGLIA, CITY CLERK

By Reyna Rivera, Chief Deputy City Clerk

312
ORDINANCE NO. 2025-11

NO FEE REQUIRED PURSUANT
TO GOVT. CODE SECTION 27383

RECORDING REQUESTED BY
AND MAIL RESPONSE TO:

City of Visalia
Planning Division
315 East Acequia
Visalia, CA 93291

CONDITIONAL ZONING AGREEMENT NO. 2024-04

THIS AGREEMENT made this ____ day of ____ 202 5, by
___________________, hereinafter called the “First Party” and the CITY OF VISALIA, a political subdivision of the State of California, hereinafter called, “Second Party.”

WITNESSETH
WHEREAS, First Party is the owner of real property, herein called the “Property” situated in the City of Visalia, which Property is described in Item (d) of Exhibit I of this Agreement; and

WHEREAS, the Property is now zone d as specified in Item (a) of Exhibit I; and

WHEREAS, First Party has applied for a rezoning of the Property pursuant to which application the Property is being rezoned from its present classification to the classification or classifications specified in Item (b) of Exhibit I; and

WHEREAS, hearings have been held upon said application before the City Council of the City of Visalia, State of California, and after having considered the matt er presented, it has been determined that certain conditions to the rezoning of said real property must be imposed so as not to create any problems inimical to the health safety and the general welfare of the City of Visalia and its residents.

NOW, THEREFORE, IT IS MUTUALLY UNDERSTOOD AND AGREED
that inasmuch as the rezoning specified in Item (b) of Exhibit I is being granted, the rezoning shall be subject to the conditions specified in the following paragraphs:

1. That Exhibit I, as completed and attached hereto, are incorporated into and made a part of this Agreement wi th the same force and effect as if fully set forth herein.

Attachment A
313
ORDINANCE NO. 2025-11

2. That First Party shall comply with the additional conditions, if any, specified in Item (e) of Exhibit I of this Agreement.

3. In the event First Party, and successor in interest of First Party, or any person in possession of the property described in Item (d) of Exhibit I violates or fails to perform any of the conditions of this Agreement within thirty (30) days after notice thereof as provided in Paragraph 4, the City Council of the Second Party may instruct the City Attorney of Second Party to institute legal proceedings to enforce the provisions of this Agreement.

4. Notice of violation of provisions of this Agreement shall be sent t o First Party at the address specified in Item (c) of the Exhibit I and to the street address of the property described in Item (c) of Exhibit I. Any subsequent title holder, any lien holder, or party in possession of the property shall also receive notice of such violation at an address other than as specified in Item (c) of Exhibit I by which the notice is to be sent, with reference to this Agreement and the Resolution authorizing its execution.

5. Each and every one of the provisions of this Agreement her ein contained shall bind and inure to the benefit of the successor in interest of each and every party hereto, in the same manner as if they had herein been expressly named.

6. Zoning of the property as indicated in Item (b) of Exhibit I shall not be consummated until such time as the Agreement has been recorded in the office of the Tulare County Recorder.

IN WITNESS WHEREOF, the parties hereto have executed this Agreement the day and year first above written.

BY: _____________________________
“First Party”

CITY OF VISALIA, A political subdivision of the State of California

ATTEST: ___________________________
Clerk of the City Council
“Second Party”

BY: ________________________
City Manager

314
ORDINANCE NO. 2025-11

EXHIBIT I
CONDITIONAL ZONING AGREEMENT NO. 2025-04

(a)The properties are now zoned:

R-M-3 (Multi-family Residential, 1,200 square foot minimum site area per dwelling) for 1700 East Go shen Avenue (APN: 098 -050-038) and R-1-5 (Single-family Residential, 5,000 square foot minimum lot size) for APNS:
098-050-013, 098-050-060, 098-050-062, and 098-050-061.

(b)The zoning reclassification of the properties are from its present zoning to:

C-S (Service Commercial) for 1700 East Go shen Avenue (APN: 098 -050- 038) and R-M-3 (Multi-family Residential, 1,200 square foot minimum site area per dwelling) for APNS : 098-050-013, 098 -050-060, 098 -050-062, and 098-050-061.

_________________
_________________
_______________

(d)“Property” as used in this Agreement, includes:

APN: 098-050-038
1700 East Goshen Avenue
And,
APN(s): 098-050-013, 098-050-060, 098-050-061, and 098-050-062 located on the northwest corner of East Goshen Avenue and North Lovers Lane.

(e)The additional con ditions with which First Party shall comply, pursuant to Paragraph No. 2, of this Agreement, are as follows:

A. That the site located at 1700 East Goshen Avenue (APN: 098-050-038) shall only be developed in accordance with a mini -storage facility as depicted per the site plan provided in Exhibit “A”, and that no other “permitted” and/or “conditionally permitted” uses in the C -S zone, as identified in Chapter 17.25.030 Uses in the Commercial, Mixed Use, Office, and Industrial Zones, shall be allowed on this site.

B. That the four Housing Authority of Tulare County parcels (APN(s): 098 - 050-013, 098 -050-060, 098 -050-062, and 098 -050-061) shall be 315
ORDINANCE NO. 2025-11
developed as one cohesive residential development plan that requires a minimum residential unit count of 238 units.

C. That the applicant be required to implement and abide by the guidelines of the Soils Management Plan (SMP) provided by Salem Engineering Group.
316

REPORT TO CITY OF VISALIA PLANNING COMMISSION

HEARING DATE: July 14, 2025

PROJECT PLANNER: Josh Dan, Senior Planner
Phone: (559) 713-4003
E-Mail: [email protected]

SUBJECT: General Plan Amendment No. 2024 -02: A request by Derrel’s Mini Storage to change the land use designation on APN : 098-050-038 from High Density Residential (RHD) to Commercial Service (CS) for a 9.42-acre parcel, and the change of land use designation on APN (s): 098-050-013, 098 -050-060, 098 -050-061, and 098 -050-062 from Low Density Residential to High Density Residential for parcels measuring a total of 11.89 - acres.

Change of Zone No. 2024-03: A request by Derrel’s Mini Storage to change the zoning designation on APN : 098-050-038 from Multi -family Residential (R -M-3) to Service Commercial (C-S) for a 9.42-acre parcel, and the change of zoning on APN(s): 098-050- 013, 098 -050-060, 098 -050-061, and 098 -050-062 from R -1-5 (Single -Family Residential 5,000 sq. ft. minimum site area) to Multi -family Residential (R -M-3) for parcels measuring a total of 11.89-acres.

Conditional Zoning Agreement No. 2024 -04: A request by Derrel’s Mini Storage to establish conditions for a storage facility on APN : 098-050-038; and, for the Housing Authority of Tulare County to establish conditions for a multi -family development of at least 238 dwelling units on APN (s): 098-050-013, 098-050-060, 098-050-061, and 098 - 050-062.

Variance No. 2024 -03: A request by Derrel’s Mini Storage to place a storage building on the north property line of APN: 098-050-038.

Location: The Derrel’s Mini Storage project site is located at 1700 E. Goshen Avenue (APN: 098-050-038) while the Housing Authority of Tulare County site is located on the northwest corner of East Goshen Avenue and North Lovers Lane (APN (s): 098 -050- 013, 098-050-060, 098-050-062, and 098-050-061).

STAFF RECOMMENDATION
General Plan Amendment No. 20 24-02: Staff recommends that the Planning Commission recommend that the City Council approve General Plan Amendment No. 2024-02, based on the findings in Resolution No. 2024-52. Staff’s recommendation is based on the conclusion that the request is consistent with the Visalia General Plan, Housing Element, and Zoning Ordinance.

Change of Zone No. 20 24-03: Staff recommends that the Planning Commission recommend that the City Council approve Change of Zone No. 2024-03, based on the findings in Resolution No. 2024-53. Staff’s recommendation is based on the conclusion that the request is consistent with the Visalia General Plan, Housing Element, and Zoning Ordinance.

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Conditional Zoning Agreement No. 20 24-04: Staff recommends that the Planning Commission recommend that the City Council approve Conditional Zoning Agreement No. 2024-04, based on the findings and conditions in Resolution No. 2024-54. Staff’s recommendation is based on the conclusion that the request is consistent with the Visalia General Plan, Housing Element, and Zoning Ordinance.

Variance No. 2024-03: Staff recommends approval of Variance No. 2024-03, as conditioned, based on the findings and conditions in Resolution No. 2024 -57. Staff’s recommendation is based on the conclusion that the request is consistent with the Zoning Ordinance.

RECOMMENDED MOTION
I move to recommend approval of General Plan Amendment No. 2024-02, based on the findings in Resolution No. 2024-52.

I move to recommend approval of Change of Zone No. 2024-03, based on the findings in Resolution No. 2024-53.

I move to recommend approval of Conditional Zoning Agreement No. 2024-04, based on the findings and conditions in Resolution No. 2024-54.

I move to approve Variance No. 2024-03, based on the findings and conditions in Resolution No. 2024-57.

PROJECT DESCRIPTION
The development proposed is to facilitate the
expansion of the existing Derrel’s Mini
Storage facility which is located at 800 North
Ben Maddox Way. The existing facility ,
outlined in red, is across two parcels and
takes access only from North Ben Maddox
Way (see “Figure No. 1”).

The expansion details the development of a

9.42-acre parcel, which has historically been
an auto dismantling and towing storage yard ,
with a 55-building mini-storage facility, built in
two phases , measuring a total of 210,035
square feet of mini -storage building area.

The expansion area is highlighted in orange ,
and located at 1700 East Goshen Avenue ,
which is just east of the existing mini-storage
facility.

The proposal improves a challenged, long -
standing automobile dismantling and tow
storage facility / site . If all entitlements are
approved, the contiguous sites will be
connected via internal drive aisles , which will require the removal of some mini -storage spaces to provide an internal point of connection . In addition, the expansion will also have an additional vehicular access point from East Goshen Avenue (see Site Plan in Exhibit “A”). 318

In order to facilitate the mini -storage expansion, four parcels measuring 11.89 acres and owned by the Housing Authority of Tulare County (as seen in Figure No. 2 below) will be included in the request to help offset the loss of residential capacity by rezoning the ir site from R-1-5 to R-M-3. The Housing Authority site is located on the northwest corner of East Goshen Avenue and North Lovers Lane, about 0.75 miles east along Goshen Avenue . This zoning exchange is necessary to ensure Visalia is compliant with Senate Bill 330, also known as the Housing Crisis Act of 2019, which restricts counties and cities in California from taking actions that would reduce housing capacity, including changing land use designations or zoning to a less intensive use . As such the following entitlement applications are required to facilitate this request:

General Plan Amendment (GPA) No. 2024-02:

To offset the loss of High Density Residential, the applicant with consent from the Housing Authority is including the Housing Authority parcels (11.89 acres) as part of the land use designation change.

Analysis regarding the change in land use which will not result in reducing housing development capacity is discussed in the “Consistency with State Law” sections below.

Change of Zone (COZ) No. 2024-03:

To be consistent with the proposed land use designation changes, Change of Z one No. 20 24-03 requests to change the zoning designations of the two project areas. Project Area No. 1 will change from R -M-3 (Multi -Family Residential, 1,200 square feet minimum site area) to C -S (Service Commercial). The C -S zoning designation, if approved, will facilitate the expansion of the Derrel’s Mini Storage site to the east. Please note that under the C -S zoning designation, mini -storage facilities are a “permitted” use (see the Site Plan in Exhibit “A”).

Project Area No. 2, owned by the Housing Authority of Tulare County and currently zoned R -1-5 (Single-family Residential, 5,000 square foot minimum lot size) will be rezoned to R -M-3 (Multi - Family Residential, 1,200 square feet minimum site area). The Housing Authority is agreeable and is supportive of these entitlement request s as provided in their letter ( see Exhibit “B”). Please note the Housing Authority is not seeking to develop their site at this time. Future development of their site will be subject to the City’s development review process which may also include discretionary review by the Planning Commission.

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Conditional Zoning Agreement (CZA) No. 2024-04
A CZA is also required for this request. The CZA provides a mechanism which enables the City to “lock in” proposed conditions for a site by way of Ordinance, subject to City Council approval. While conditions can be applied to a Conditional Use Permit, any such conditions can become nullified if a CUP lapses or becomes void. Conditions applied through a CZA remain with the site in perpetuity.

Based on the applicant’s request, the ability for the City to maintain its housing development capacity, and the opportunity to have an auto dismantling /tow storage site redeveloped, staff concludes that compatibility with the surrounding residential areas can be secured through the application of a CZA which includes the following conditions:

1. That the site located at APN: 098-050-038 shall only be developed in accordance with a mini- storage facility as depicted per the site plan provided in Exhibit “A”, and that no other “permitted” and/or “conditionally permitted” uses in the C -S zone, as identified in Chapter

17.25.030 Uses in the Commercial, Mixed Use, Office, and Industrial Zones , shall be allowed on this site.

2. That the four Housing Authority of Tulare County parcels (APN(s): 098 -050-013, 098 -050- 060, 098 -050-062, and 098 -050-061) shall be developed as one cohesive residential development plan that requires a minimum residential unit count of 238 units.

Variance No. 2024-03
Variance No. 2024-03 is a request by Derrel’s Mini Storage to place a storage building on the north property line of APN: 098-050-038. This is required as the required building setback for structures abutting residential is 15 -feet in the C -S (Service Commercial) zone. Staff supports the request as the storage building’s exterior walls will serve as a perimeter wall along this shared property line , similar to other storage facilities within the City of Visalia.

BACKGROUND INFORMATION
Project Area No. 1 – Derrel’s Mini Storage proposal:

Existing General Plan Land Use: Residential High Density Proposed General Plan Land Use: Service Commercial
Existing Zoning: R-M-3 (1,200 square feet minimum site area) Proposed Zoning: C-S (Service Commercial)
Surrounding Zoning and Land Uses: North: R-M-2 (multi-family residential) / Apartments.

South: C-S (Service Commercial) / Goshen Ave ., Visalia Bus Depot and fleet maintenance.

East: C-N (neighborhood Commercial) & R -M-2 ( multi-
family residential) / Contractor storage yard,
vacant (no valid business license held).

West: C-S (Service Commercial) / Derrel’s Mini Storage
Facility and currently vacant formally used vehicle
tow yard storage area.
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Project Area No. 2 – Housing Authority of Tulare County:

Existing General Plan Land Use: Residential Low Density Proposed General Plan Land Use: Residential High Density Existing Zoning: R-1-5 (5,000 square feet minimum site area) Proposed Zoning: R-M-3 (1,200 square feet minimum site area) Surrounding Zoning and Land Uses: North: R-M-2 ( multi-family residential) / Vacant, Contractor storage yard.

South: R-1-5 (single-family residential ) / Goshen Ave., single family residences.

East: R-M-2 (multi -family residential) & QP (Quasi-
Public) / N. Lovers Lane, existing apartments &
church facility.

West: R-1-5 (single -family residential) & R -M-2 (multi - family residential) / one single -family residence
and mostly vacant land.

Environmental Review: Negative Declaration No. 2024-45
Special Districts: N/A
Site Plan Review No: 2024-019

RELATED PLANS & POLICIES
Please see attached summary of related plans and policies. The proposed project is consistent with applicable plans and policies.

RELATED PROJECTS
There are no previous or related projects upon either of the project areas.

PROJECT EVALUATION
Staff supports the General Plan Amendment, Change of Zone, Conditional Zoning Agreement, and Variance, as conditioned, based on the project’s consistency with the Land Use Element of the General Plan , Housing Element, and Zoning Ordinance. Specifically, the entitlements will allow for an alternative land use plan on an underdeveloped infill location in the north-east quadrant of the city that wi ll still provide for a low -intensity land use based on limiting the development of the site to only a private mini-storage facility and future residential multi-family dwelling units. Additionally, the land uses would provide a suitable buffer between the existing service commercial land uses , arterial and state highway roadways and existing and future residential neighborhoods.

General Plan Consistency
Consistency with State Law: Housing Crisis Act of 2019 (Government Code Sec. 66300) Senate Bill 330, otherwise known as the Housing Crisis Act of 2019, mandates that jurisdictions shall not adopt an entitlement that changes general plan land use designations of parcels to a 321

less intensive use with regards to the site’s residential development capacity, below what was in effect on January 1, 2018 (Government Code Section 66300(b)(1)).

The request by the applicant includes the encumbrance of the CZA which seeks to transfer the residential capacity of the 9.42 -acre site by rezoning the Housing Authority sites, which are a combined acreage of 11.89 acres , from R -1-5 to R -M-3, and mandating that a minimum 238 dwelling units be developed to not lose the residential unit development potential. The mini - storage site measures 9.42 acres and if developed per the R-M-3 standards, could yield a minimum potential density of 141 units (i.e.: 9.42 -acre site multiplied by 15-units/acre). The collective acreage of the Housing Authority sites equal 11.89 acres and could yield a potential density of 60 units at their current R -1-5 development pattern (i.e.: 11.89 -acre site multiplied by 5-units/acre). The 60-unit figure is also the RHNA allocation for assigned for the HATC parcels.

If the Housing Authority site were developed at the R -M-3 minimum density (15 Du/Ac) the site would need to be developed to a minimum of 178 units. When the 60 -unit RHNA allocation is added to the 178-unit minimum the total comes to 238-units.

The CZA includes a condition that requires the Housing Authority site to develop with a minimum unit count of 2 38 units (i.e. about 20 dwelling units / acre) , which exceeds the combination of the 141-unit yield from the 9.42 -acre site at R-M-3 density and the 60 units from the 11.89-acre Housing Authority site at R-1-5 density. Therefore, the City finds that there is a reasonable conclusion that the “project” complies with the State statute, Government Code Sec. 66300, and the residential density potential is still retained within Visalia’s General Plan.

Consistency with State Law: No Net Loss Law (Government Code Sec. 65863) The purpose of the No Net Loss Law is to ensure that a jurisdiction continues to maintain adequate sites to accommodate its remaining unmet regional housing needs allocation (RHNA) by each income category at all times throughout the entire Housing Element planning period.

Similar to the Housing Crisis Act of 2019 explained above, a jurisdiction cannot take action to reduce a parcel’s residential density without finding that the jurisdiction has other remaining sites that can accommodate its remaining unmet RHNA.

This project proposes to change approximately 9.42 acres of High Density Residential land designation to Service Commercial designation as described in the section above. The 9.42 - acre High Density Residential site has not been assigned units affiliated with Visalia’s RHNA or site inventory, but the Housing Authority parcels have been assigned to the City’s RHNA with 60 units. The CZA, as conditioned, will require the Housing Authority parcels to be developed with a minimum 2 38 units , which exceeds the RHNA numbers assigned to these parcels and the development potential of the mini-storage site.

General Plan Land Use and Zoning Compatibility
Staff concludes the proposed Service Commercial designation, in conjunction with the proposed CZA No. 2024-04 limiting the allowed use of the Service Commercial designation to only a mini - storage facility, are consistent with the existing urban development pattern and planned land uses of the surrounding area, which include low and medium density residential developments along the Goshen and Douglas Avenue corridors, and retail and service commercial uses along the Ben Maddox Way corridor.

Additonally, the same holds true for the Housing Authority site ’s upzoing from R -1-5 (single - family residential) zoning and RLD land use designation to R -M-3 (multi -family residential) zoning and RHD land use designation. Conditional Zoning Agreement No. 2024-04 requires that the site only be permitted to be developed as a cohesive multi-family development with a minimum 238 dwelling units. The change to the Housing Authority sites would be consistent with the existing urban development pattern and planned land uses of the surrounding area, which 322

include medium and high-density residential developments along the Lovers Lane corridor.

Properties adjacent to the Housing Authority parcels are prominently vacant with both single (R - 1-5) and multi -family (R-M-2) zoning, with R -M-3 zoning designations located within ½ mile to the north and south. The request is appropriate, as higher density multi-family developments are typically found at neighborhood centers and/or along major corridors (i.e.: North Lovers Lane).

Any further request to change the land use or lessen the density on the property will require amending the CZA through the public hearing process, subject to City Council approval.

The project site is within an area that is developing new commercial and residential uses (within 450 feet). The change in the underlying Land Use designation to C -S allows mini-storage uses, and the proposed use can be suitably integrated into the development pattern of the surrounding area. This includes vehicular access, parking, on -site circulation and thematic landscaping and architectural elements. Furthermore, the mini -storage facility expansion will operate within typical business hours, providing automated access gate controls already in use at the existing facility.

The Institute of Transportation Engineers Trip Generation manual identifies self-storage facilities on the lower end of vehicle trip generation. Self-storage facilities tend to produce less vehicle trips than other commercial uses (i.e., fast -food restaurants, grocery stores, etc.) that may otherwise be permitted and/or conditionally permitted on this site.

Staff finds the proposed land use designations of Service Commercial and Residential High Density, subject to the CZA and the land use/zoning changes as proposed by the project , to be consistent with the existing surrounding land uses and meeting the intent of the General Plan.

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The General Plan Circulation Element shows the alignment of Cain Street running predominately through the neighboring easternly parcel and slightly encroaching onto the subject site to align with Cain Street which exists north of Douglas Avenue. This alignment is depicted as the blue dashed line in Exhibit “A” Circulation Element Exhibit. Review of the development through SPR gave staff the ability to analyze the road classification, alignment, and reality of achieving such alignment.

This future Cain Street alignment could only be achieved through the removal of existing muti - family residential apartments to the north. In an effort to avoid this, GPA No. 2024-02 includes an amendment to the Cain Street alignment to circumvent the multi -family residential apartments as shown by the yellow dashed line in Exhibit “A” Circulation Element Exhibit.

Walls and Fences
A seven foot block wall is required where a commercial site adjoins a residential zoned site, per Chapter 17.36 of the Zoning Ordinance. Per the mini -storage site plan and elevation exhibits, the applicant is proposing to build multiple mini-storage buildings on the north and east property lines which are also intended to function as a wall meeting the requirement as noted in Chapter

17.36. This design consideration is similar to other storage facilities within the city of Visalia.

However, the placement of the building s on property line s necessitates the Variance in this project.

The primary finish material for this building along the shared property line to the north is proposed to be stucco with decorative pop-out trim and scoring lines (as shown in Exhibit “A”).

Findings for the Variance 2024-03
Variances are intended to prevent unnecessary hardships resulting from strict or literal interpretation of regulations while not granting a special privilege to the applicant. The Planning Commission has the power to grant variances to regulations pres cribed in the Zoning Ordinance. The applicant has provided a statement in Exhibit “C” intended to justify the variance and their goal of placing buildings and walls exceeding the 7 -ft height limitation within the 15 - foot setback requirement of C -S zoned properties abutting an R-1 or R -M zone district . The applicant’s justification can be reviewed in Exhibit “ C” and whereas staff’s accompanying analysis are provided below:

Staff concurs. The established 15 -ft setback of structures from property lines adjacent to R-1 and R-M zoned parcels is intended to limit a variety of potential adverse impacts of commercial uses neighboring residential zones. One potential impact could be due to 60-ft height allowance of permissible structures in the C -S zone; however, the design of the storage facility, consistent with many others in town, includes the placement of 8’-6” tall storage buildings on property lines serving as the perimeter walls. Further improvement to the site, by means of exterior walls, would result in a wall that is no taller than other perimeter walls for storage facilities found throughout the city. Additionally, the creation of unusable area in the setback (not large enough for a drive aisle) produces an unattended area without “eyes on” which can lead to vandalism and vagrancy, in an otherwise not regularly occupied use. 324

Staff concurs. A seven-foot block wall is required where a commercial site adjoins a residential zoned site, per Chapter 17.36 of the Zoning Ordinance. Per the mini -storage site plan and elevation exhibits, the applicant is proposing to build multiple mini -storage buildings with undulating blank walls , no windows , and no activities within the project site that would produce noises as a standard commercial use would. As such, the undulating blank wall which extends

1.5 feet taller than a typical block wall, would serve as the required block wall where a commercial site adjoins a residential zoned site.

Staff concurs. The design of the storage facility, consistent with many others in town, includes the placement of storage buildings on property lines serving as the perimeter walls. Further improvement to the site, by means of exterior walls , are no taller than other perimeter walls for storage facilities found throughout the cit y. Sites with mini -storage buildings on property lines adjacent to residential zones include 345 E. Caldwell Ave nue, 3705 W. Connelly Ave nue, and 448 E. Paradise Avenue.

4. That the granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties classified in the same zone; Staff Analysis:

Staff concur s. Improvement to the site, by means of exterior walls which will include design feature, with undulating blank walls and no windows, are no taller than other perimeter walls for storage facilities found throughout the city (345 E. Caldwell Avenue, 3705 W. Connelly Avenue, and 448 E. Paradise Ave nue). Due to the circumstances in the area , allowance of the variance request will assist in the reduction of maintenance and visual impacts, and protection of the business onsite, while allowing street views of landscaping and buildings to be preserved.

5. That the granting of the variance will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity.

Staff Analysis:

Granting the placement of structures on property lines to serve as exterior walls do not create issues that would be detrimental to public health, safety, or welfare, but does afford the developer the ability to provide security measures for the business by removing an area where undesirable activities adjacent to residential uses could occur.

Environmental Review
An Initial Study and Negative Declaration were prepared for the proposed project. Initial Study and Negative Declaration No. 2024 -45 disclosed that environmental impacts are determined to be not significant. Staff concludes that Initial Study and Negative Declaration No. 2024 -45 adequately analyzes and addresses the proposed project and reduces environmental impacts to a less than significant level.

Salem Engineering Group conducted both a Phase I and II Environmental Site Assessment which found that soil and soil vapor at the project site did not pose a potential risk to human 325

health or the environment. No engineering controls (i.e. VOC vapor barrier) are required to protect current or future building occupants. However, only “out of an abundance of caution”, recommendation was proposed by SALEM for preparation of a Soil Management Plan (SMP) which should be distributed to construction personnel prior to conducting grading or excavation activities. The SMP will establish protocols for handling, sampling, storage, and disposal of any suspected hydrocarbon-affected soils generated during construction activities. The SMP is not required in order to avoid a significant impact and is therefore not a mitigation measure, though the applicant may voluntarily choose to proceed with its preparation.

RECOMMENDED FINDINGS
General Plan Amendment No. 2024-02

2. That the proposed General Plan Amendment from 9.42 acres of High Density Residential to Service Commercial and 11.89 acres of Low Density Residential to High Density Residential will not impose new land uses or development that will adversely affect the subject site or adjacent properties.

4. That Conditional Zoning Agreement No. 20 24-04 will limit the allowed uses of the Service Commercial designation to only a mini-storage facility, which provides a compatible land use adjacent to the residential land uses of Low Density Residential and Medium Density Residential.

Change of Zone No. 2024-03

2. That the proposed Change of Zone from 9.42 acres of R-M-3 (Multi-family Residential) to C- S (Service Commercial) and 11.89 acres of R-1-5 (Single-family Residential) to R-M-3 (Multi- family Residential) will not impose new land uses or development that will adversely affect the subject site or adjacent properties.

4. That Conditional Zoning Agreement No. 20 24-04 will limit the allowed uses of the Service Commercial designation to only a mini-storage facility, which provides a compatible land use adjacent to the residential zoning designations of Single-family Residential (R-1-5) and Multi- family Residential (R-M-2).

Conditional Zoning Agreement No. 2024-04

1. That Conditional Zoning Agreement No. 20 24-04 will facilitate land use compatibility by limiting the allowed uses within the Service Commercial zoning designation on the property to a mini-storage facility, which provides a compatible land use adjacent to the residential zoning designations of Single -family Residential (R -1-5) and Multi -family Residential (R -M- 2).

2. That Conditional Zoning Agreement No. 20 24-04 will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity.

Variance No. 2024-03

1. That strict or literal interpretation and enforcement of the specified regulation would result in practical difficulty or unnecessary hardship inconsistent with the objectives of the zoning ordinance;
The established 15 -ft setback of structures from property lines adjacent to R -1 and R -M zoned parcels is intended to limit a variety of potential adverse impacts of commercial uses neighboring residential zones. One potential impact could be due to 60-ft height allowance of permissible structures in the C-S zone; however, the design of the storage facility, consistent with many others in town, includes the placement of 8’ -6” tall storage buildings on property lines serving as the perimeter walls. Further improvement to the site, by means of exterior walls, would result in a wall that is no taller than other perimeter walls for storage facilities found throughout the city. Additionally, the creation of unusable area in the setback (not large enough for a drive aisle) produces an unattended area without “eyes on” which can lead to vandalism and vagrancy, in an otherwise not regularly occupied use.

2. That there are exceptional or extraordinary circumstances or conditions applicable to the property involved or to the intended use of the property which do not apply generally to other properties classified in the same zone;
A seven-foot block wall is required where a commercial site adjoins a residential zoned site, per Chapter 17.36 of the Zoning Ordinance. Per the mini -storage site plan and elevation exhibits, the applicant is proposing to build multiple mini -storage buildings with undulating blank walls, no windows, and no activities within the project site that would produce noises as a standard commercial use would. As such, the undulating blank wall which extends 1.5 feet taller than a typical block wall, would serve as the required block wall where a commercial site adjoins a residential zoned site.

3. That strict or literal interpretation and enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties classified in the same zone;
The design of the storage facility, consistent with many others in town, includes the placement of storage buildings on property lines serving as the perimeter walls. Further improvement to the site, by means of exterior walls , are no taller than other perimeter walls for storage facilities found throughout the city. Sites with mini -storage buildings on property lines adjacent to residential zones include 345 E. Caldwell Avenue, 3705 W. Connelly Avenue, and 448 E. Paradise Avenue.
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4. That the granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties classified in the same zone; Improvement to the site, by means of exterior walls which will include design feature, with undulating blank walls and no windows, are no taller than other perimeter walls for storage facilities found throughout the city (345 E. Caldwell Avenue, 3705 W. Connelly Avenue, and 448 E. Paradise Avenue). Due to the circumstances in the area , allowance of the variance request will assist in the reduction of maintenance and visual impacts, and protection of the business onsite, while allowing street views of landscaping and buildings to be preserved.

5. That the granting of the variance will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity.

6. That an Initial Study was prepared for the project including the Variance, consistent with CEQA, which disclosed that environmental impacts are determined to be not significant and therefore Negative Declaration No. 2024-45 be adopted for this project.

RECOMMENDED CONDITIONS OF APPROVAL
General Plan Amendment No. 2024-02
There are no recommended conditions for General Plan Amendment No. 2024-02.

Change of Zone No. 2024-03
There are recommended conditions for Change of Zone No. 2024-03.

Conditional Zoning Agreement No. 2024-04

1. That the site be developed in substantial compliance with the comments and conditions of the Site Plan Review Committee as set forth under Site Plan Review No. 20 24-019, incorporated herein by reference.

2. That Conditional Zoning Agreement No. 20 24-04 is recorded, with proof of recordation provided to staff, prior to the issuance of building permits of any portion of the area previously designa ted as R -M-3 (Multi -family Residential) or R -1-5 (Single -family Residential).

3. That Conditional Zoning Agreement No. 2024-04 shall be conditioned with the following:

A. That the site located at APN: 098-050-038 shall only be developed in accordance with a mini-storage facility as depicted per the site plan provided in Exhibit “A”, and that no other “permitted” and/or “conditionally permitted” uses in the C -S zone, as identified in Chapter 17.25.030 Uses in the Commercial, Mixed Use, Office, and Industrial Zones, shall be allowed on this site.

B. That the four Housing Authority of Tulare County parcels (APN(s): 098-050-013, 098-050-060, 098-050-062, and 098-050-061) shall be developed as one cohesive residential development plan that requires a minimum residential unit count of 238 units.
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Variance No. 2024-03

1. That the project be developed in substantial compliance and be consistent with the comments of Site Plan Review No. 2024-019.

2. That the project be developed in substantial compliance with the Site Plan in Exhibit “A”.

3. That storage buildings adjacent to residentially zoned parcels be limited to one story, 8 -feet 6-inches, as shown in Exhibit “A”.

4. That illuminated wall signage directed toward residential uses shall be prohibited.

5. That any onsite lighting shall incorporate lighting shields to deflect light away from abutting residential sites so as to not cause glare.

6. Prior to occupancy of the development, the applicant/developer shall demonstrate to the satisfaction of City staff that all on -site lighting installed shall not exceed the lumen intensity limit of 0.5 lumens at the property lines.

7. That the applicant submit landscaping plans demonstrating compliance with the Model Water Efficient Landscape Ordinance (MWELO) standards through the building permit process.

8. That Variance No. 202 4-03 shall be null and void unless General Plan Amendment No. 2024-02, Change of Zone No. 2024-03, and Conditional Zoning Agreement No. 2024 -04 are all approved by the Visalia City Council.

9. That all other federal, state, regional, and county laws and city codes and ordinances be complied with.

APPEAL INFORMATION
For the General Plan, Change of Zone, and Conditional Zoning Agreement:

The Planning Commission’s recommendations on these matters are advisory only. The final decisions will be by the Visalia City Council following a public hearing . Therefore, the Planning Commission’s recommendations in these matters are not appealable.

For the Variance:

According to the City of Visalia Zoning Ordinance Section 17.02.145, 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 Street, Visalia California . 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.

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Attachments:
• Related Plans and Policies
• Resolution No. 2024-52 – General Plan Amendment No. 2024-02 • Resolution No. 2024-53 – Change of Zone No. 2024-03
• Resolution No. 2024-54 – Conditional Zoning Agreement No. 2024-04 • Resolution No. 2024-57 – Variance No. 2024-03
• Exhibit “A” – Site Plan
• Exhibit “B” – Housing Authority of Tulare County Letter • Exhibit “C” – Applicant’s Variance Findings
• Exhibit “D” – Wrecking Yard Summary Statement
•
• Exhibit “F” – Existing and Proposed Land Use Map
• Negative Declaration No. 2024-45
• Salem Engineering Group Phase I Environmental Site Assessment • Salem Engineering Group Phase II Environmental Site Assessment • Salem Engineering Group Soils Management Plan
• Site Plan Review Comments No. 2024-019
• Existing General Plan Land Use Map
• Existing Zoning Map
• Aerial Map
• Location Map
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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
LU-P-52 Facilitate high-quality building and site design for multi-family developments by updating development standards in the zoning ordinance and providing clear rules for development review and approval and by creating and adopting design guidelines to be used in the development review and approval process.

Characteristics of high-quality site and building design include connectivity to the public realm; compatibility with surrounding development; small-scale buildings with variation in architecture and massing; usable open space and recreation facilities; orientation to natural features; and solar orientation.

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, two- and 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.

Zoning Ordinance Section for R-M Zone
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; 331

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; 332

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 333

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.
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17.16.190 Model Good Neighbor Policies.

Before issuance of building permits, project proponents of multi-family residential developments in the R-M 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

Zoning Ordinance Chapter 17 - 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; 335

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; 336

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. 337

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 front-loading 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.
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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.

Chapter 17.44 - ZONING AMENDMENTS

17.44.010 Purpose.

As a general plan for Visalia is put into effect, there will be a need for changes in zoning boundaries and other regulations of this title. As the general plan is reviewed and revised periodically, other changes in the regulations of this title may be warranted. Such amendments shall be made in accordance with the procedure prescribed in this chapter.

17.44.020 Initiation.

A. A change in the boundaries of any zone may be initiated by the owner of the property within the area for which a change of zone is proposed or by his authorized agent. If the area for which a change of zone is proposed is in more than one ownership, all of the property owners or their authorized agents shall join in filing the application, unless included by planning commission resolution of intention.

B. A change in boundaries of any zone, or a change in a zone regulation, off-street parking or loading facilities requirements, general provision, exception or other provision may be initiated by the city planning commission or the city council in the form of a request to the commission that it consider a proposed change; provided, that in either case the procedure prescribed in Sections

17.44.040 and 17.44.090 shall be followed.

17.44.030 Application procedures.

A. A property owner or his authorized agent may file an application with the city planning commission for a change in zoning boundaries on a form prescribed by the commission and that said application shall include the following data:

1. Name and address of the applicant;

2. Statement that the applicant is the owner of the property for which the change in zoning boundaries is proposed, the authorized agent of the owner, or is or will be the plaintiff in an action in eminent domain to acquire the property involved;
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3. Address and legal description of the property;

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

5. Additional information as required by the historic preservation advisory board.

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

17.44.040 Public hearing—Notice.

The city planning commission shall hold at least one public hearing on each application for a change in zone boundaries and on each proposal for a change in zone boundaries or of a zone regulation, off-street parking or loading facilities requirements, general provisions, exception or other provision of this title initiated by the commission or the city council. Notice of the public hearing shall be given not less than ten days or more than thirty (30) days prior to the date of the hearing by publication in a newspaper of general circulation within the city, and by mailing 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.

17.44.050 Investigation and report.

The city planning staff shall make an investigation of the application or the proposal and shall prepare a report thereon that shall be submitted to the city planning commission.

17.44.060 Hearing.

A. At the public hearing, the city planning commission shall review the application or the proposal and may receive pertinent evidence as to why or how the proposed change is necessary to achieve the objectives of the zoning ordinance prescribed in Section 17.02.020.

B. If the commission's recommendation is to change property from one zone designation to another, the commission may recommend that conditions be imposed so as not to create problems adverse to the public health, safety and general welfare of the city and its residents.

17.44.070 Action of city planning commission.

The city planning commission shall make a specific finding as to whether the change is required to achieve the objectives of the zoning ordinance prescribed in Section 17.02.020. The commission shall transmit a report to the city council recommending that the application be granted, conditionally approved, or denied or that the proposal be adopted or rejected, together with one copy of the application, resolution of the commission or request of the Council, the sketches or drawings submitted and all other data filed therewith, the report of the city engineer and the findings of the commission.

17.44.080 [Reserved].

17.44.090 Action of city council.

A. Upon receipt of the resolution or report of the city planning commission, the city council shall review the application or the proposal and shall consider the resolution or report of the commission and the report of the city planning staff.

B. The city council shall make a specific finding as to whether the change is required to achieve the objectives of the zoning ordinance prescribed in Section 17.02.020. If the council finds that the change is required, it shall enact an ordinance amending the zoning map or an ordinance amending the regulations of this title, whichever is appropriate. The city council may impose conditions on the change of zone for the property where it finds that said conditions must be imposed so as not to create problems inimical to the public health, safety and general welfare of the city and its residents.

If conditions are imposed on a change of zone, said conditions shall run with the land and shall not automatically be removed by a subsequent reclassification or change in ownership of the property.

Said conditions may be removed only by the city council after recommendation by the planning 340

commission. If the council finds that the change is not required, it shall deny the application or reject the proposal.

17.44.100 Change of zoning map.

A change in zone boundary shall be indicated on the zoning map.

17.44.110 New application.

Following the denial of an application for a change in a zone boundary, no application for the same or substantially the same change shall be filed within one year of the date of denial of the application.

17.44.120 Report by city planner.

On any amendment to the zoning code changing property from one zone classification to another, the city planner shall inform the planning commission and the city council of any conditions attached to previous zone changes as a result of action taken pursuant to Sections 17.44.060, 17.44.070 and

17.44.090.
_______________________________________________________________________________ Chapter 17.54

GENERAL PLAN AMENDMENTS

17.54.010 Purpose.

As the general plan for Visalia is implemented, there may be a need for amendments to land use boundaries and policies of the general plan. Such amendments shall be made in accordance with the procedure prescribed in this chapter.

17.54.020 Initiation.

A. An amendment to the land use boundaries of the general plan may be initiated by any interested person or the owners of the property within the area for which the amendment is proposed. The area of a proposed land use amendment and/or policy amendment may be expanded in scope by the planning commission in the resolution of intention.

B. An amendment to land use boundaries and/or policies may be initiated by the city planning commission or the city council by adoption of a resolution of intention.

17.54.030 Application procedures.

A. An application for an amendment shall be filed by the applicant with the city planning commission on a form prescribed by the commission. Said application shall include the following data:

1. Name and address of the applicant;

2. Statement that the applicant is the owner of the property for which a land use boundary amendment is proposed or the authorized agent of the owner. In the case of a policy amendment the statement shall indicate the interest of the applicant;

3. Address and legal description of the subject property, if applicable;

4. The application shall include material deemed necessary by the city planner to clearly show the applicant's proposal.

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

17.54.040 Public hearing—Notice.

Notice of the public hearing shall be given not less than ten days or more than thirty (30) days prior to the date of the hearing by publication in a newspaper of general circulation within the city, and by mailing notice of the time and place of the hearing to property owners within three 341

hundred (300) feet of the boundaries of the area under consideration if an amendment to the land use element is under consideration.

17.54.050 Investigation and report.

The city planning staff shall make an investigation of the application or the proposal and shall prepare a report thereon that shall be submitted to the city planning commission.

17.54.060 Hearing.

At the public hearing, the city planning commission shall review the application or the proposal and may receive pertinent evidence regarding the proposed amendment.

17.54.070 Action of city planning commission.

Within forty-five (45) days following the public hearing, the city planning commission shall make a specific recommendation and shall transmit a report to the city council. The report shall include a resolution recommending either approval or denial of the proposed amendment, together with pertinent information and the report of the city planning staff.

17.54.080 Action of the city council.

A. Upon receipt of the resolution and report of the city planning commission, the city council shall hold at least one public hearing with public notice as prescribed in Section 17.54.040.

Following the noticed public hearing, the city council shall approve, deny or modify the city planning commission recommendation.

B. If the element or amendment has been approved by the city planning commission, the city council shall not modify the recommendation until the proposed change or modification has been referred back to the city planning commission for a report and a copy of the report has been filed with the city council. Failure of the city planning commission to report within forty (40) days after the reference, or such longer period as may be designated by the city council shall be deemed to be approval of the proposed change or modification. It shall not be necessary for the city planning commission to hold a public hearing on such proposed change or modification.

C. The adoption of a general plan element, or amendment, shall be by resolution of the city council.
_______________________________________________________________________________ CHAPTER 17.42: VARIANCES

17.42.010 Variance purposes.

The city planning commission may grant variances in order to prevent unnecessary hardships that would result from a strict or literal interpretation and enforcement of certain regulations prescribed by this title. A practical difficulty or unnecessary hardship may result from the size, shape or dimensions of a site or the location of existing structures thereon, from geographic, topographic or other physical conditions on the site or in the immediate vicinity, or from population densities, street locations or traffic conditions in the immediate vicinity. The power to grant variances does not extend to use regulations, because the flexibility necessary to avoid results inconsistent with the objectives of the zoning ordinance is provided by the conditional use provisions of this title.

17.42.020 [Reserved]

17.42.030 Variance powers of city planning commission.

The city planning commission may grant variances to the regulations prescribed by this title with respect to fences and walls, site area, width, frontage coverage, front yard, rear yard, side yards, height of structures, distance between structures, off-street parking facilities, accessory dwelling unit standards pursuant to Sections 17,12.140 through 17.12.200, and downtown building design criteria pursuant to Section 17.58.082 through 17.58.088; in accordance with the procedures prescribed in this chapter.
342

17.42.040 [Reserved]

17.42.050 Application procedures.

A. Application for a variance or exception shall be made to the city planning commission on a form prescribed by the commission and shall include the following data:

1. Name and address of the applicant;

2. Statement that the applicant is the owner of the property, is the authorized agent of the owners, or is or will be the plaintiff in an action in eminent domain to acquire the property involved;

3. Address and legal description of the property;

4. Statement of the precise nature of the variance or exception requested and the hardship or practical difficulty that would result from the strict interpretation and enforcement of this title;

5. The application shall be accompanied by such sketches or drawings that may be necessary to clearly show applicant's proposal;

6. Additional information as required by the historic preservation advisory board;

7. When reviewing requests for an exception associated with a request for density bonus as provided in Chapter 17.32, Article 2, the applicant shall submit copies of the comprehensive development plan, sketches and plans indicating the nature of the request and written justification that the requested modifications result in identifiable cost reductions required for project to reach target affordability.

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.

17.42.060 Hearing and notice.

A. The city planning commission shall hold a public hearing on an application for a variance.

B. Notice of a public hearing shall be given not less than ten days or 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.

17.42.070 Investigation and report.

The city planning staff shall make an investigation of the application and shall prepare a report thereon that shall be submitted to the city planning commission.

17.42.080 Public hearing procedure.

At a public hearing the city planning commission shall review the application and the statements and drawings submitted therewith and shall receive pertinent evidence concerning the variance, particularly with respect to the findings prescribed in Section 17.42.090.

17.42.090 Variance action of the city planning commission.

A. The city planning commission may grant a variance to a regulation prescribed by this title with respect to fences and walls, site area, width, frontage, coverage, front yard, rear yard, side yards, height of structures, distances between structures or landscaped areas or in modified form if, on the basis of the application, the report of the city planning staff or the evidence submitted, the commission makes the following findings:

3. That strict or literal interpretation and enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties classified in the same zone;

4. That the granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties classified in the same zone;

5. That the granting of the variance will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity.

B. The city planning commission may grant a variance to a regulation prescribed by this title with respect to off-street parking facilities, if, on the basis of the application, the report of the city planner or the evidence submitted the commission makes the findings prescribed in subsection (A)(1) of this section and that the granting of the variance will not result in the parking of vehicles on public streets in such a manner as to interfere with the free flow of traffic on the streets.

C. A variance may be revocable, may be granted for a limited time period, or may be granted subject to such conditions as the commission may prescribe.

D. The city planning commission may deny a variance application.

17.42.100 [Reserved]

17.42.110 Appeal to city council.

The decision of the city planning commission on a variance or exception application shall be subject to the appeal provisions of Section 17.02.145.

17.42.120 Lapse of variance.

A variance shall lapse and become void one year following the date on which the variance became effective, unless prior to the expiration of one year, a building permit is issued by the building official and construction is commenced and diligently pursued toward completion on the site that was the subject of the variance application, or a certificate of occupancy is issued by the building official for the site or structure that was the subject of the variance application. A variance may be renewed for an additional period of one year; provided, that prior to the expiration of one year from the date when the variance became effective, an application for renewal of the variance is made to the commission. The commission may grant or deny an application for renewal of a variance.

17.42.130 Revocation.

A variance granted subject to a condition or conditions shall be revoked by the city planning commission if the condition or conditions are not complied with.

17.42.140 New application.

Following the denial of a variance application or the revocation of a variance, no application for the same or substantially the same variance on the same or substantially the same site shall be filed within one year of the date of denial of the variance application or revocation of the variance.

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RESOLUTION NO. 2024-52
RESOLUTION NO. 2024-52

A RESOLUTION OF THE PLANNING COMMISSION OF

THE CITY OF VISALIA, RECOMMENDING APPROVAL OF GENERAL PLAN AMENDMENT NO. 2024-02, A REQUEST BY DERREL’S MINI STORAGE TO CHANGE THE LAND USE DESIGNATION ON APN: 098-050-038 FROM HIGH DENSITY RESIDENTIAL (RHD) TO COMMERCIAL SERVICE (CS) FOR A 9.42-ACRE PARCEL, AND CHANGE THE LAND USE DESIGNATION ON APN(S): 098-050-013, 098-060-060, 098-050-061, AND 098-050-062 FORM LOW DENSITY RESIDENTIAL TO HIGH DENSITY RESIDENTIAL FOR PARCELS MEASURING A TOTAL OF 11.89- ACRES. THE DERREL’S MINI STORAGE PROJECT SITE IS LOCATED AT 1700 E.

GOSHEN AVENUE (APN: 098-050-038) WHILE THE HOUSING AUTHORITY OF

TULARE COUNTY SITE IS LOCATED ON THE NORTHWEST CORNER OF EAST GOSHEN AVENUE AND NORTH LOVERS LANE (APN(S): 098-050-013, 098-050-060, 098-050-062, and 098-050-061).

WHEREAS, General Plan Amendment No. 202 4-02 is a request by Derrel’s Mini Storage to change the land use designation on APN: 098 -050-038 from High Density Residential (RHD) to Commercial Service (CS) for a 9.42-acre parcel, and the change of land use designation on APN(s): 098 -050-013, 098 -050-060, 098 -050-061, and 098 - 050-062 from Low Density Residential to High Density Residential for parcels measuring a total of 11.89 -acres. The Derrel’s Mini Storage project site is located at 1700 E.

Goshen Avenue (APN: 098 -050-038) while the Housing Authority of Tulare County site is located on the northwest corner of East Goshen Avenue and North Lovers Lane (APN(s): 098-050-013, 098-050-060, 098-050-062, and 098-050-061); and WHEREAS, the Planning Commission of the City of Visalia, after duly published notice, held a public hearing before said Commission on July 14, 2025; and

WHEREAS, the Planning Commission of the City of Visalia considered the general plan amendment in accordance with Section 17.54.070 of the Zoning Ordinance of the City of Visalia and on the evidence contained in the staff report and testimony presented at the public hearing; and

WHEREAS, an Initial Study was prepared which disclosed that no significant environmental impacts would result from this project.

NOW, THEREFORE, BE IT RESOLVED that the Planning Commission recommends that the City Council adopt Negative Declaration No. 202 4-45 for General Plan Amendment No. 2024 -02 that was prepared consistent with the California Environmental Quality Act and City of Visalia Environmental Guidelines.

BE IT FURTHER RESOLVED that the Planning Commission of the City of Visalia recommends approval to the City Council of General Plan Amendment No. 20 24-02 based on the following specific findings and evidence presented:

2. That the proposed General Plan Amendment from 9.42 acres of High Density Residential to Service Commercial and 11.89 acres of Low Density Residential to High Density Residential will not impose new land uses or development that will adversely affect the subject site or adjacent properties.

4. That Conditional Zoning Agreement No. 2024 -04 will limit the allowed uses of the Service Commercial designation to only a mini -storage facility, which provides a compatible land use adjacent to the residential land uses of Low Density Residential and Medium Density Residential.

BE IT FURTHER RESOLVED that the Planning Commission of the City of Visalia recommends approval to the City Council of General Plan Amendment No. 2024-02, as depicted per Attachment “A”, on the real property described herein, in accordance with the terms of this resolution and unde r the provisions of Section 17.5 4.070 of the Ordinance Code of the City of Visalia.
346
RESOLUTION NO. 2024-52

GENERAL PLAN AMENDMENT NO. 2024-02
Planning Commission
Resolution No. 2024-52
Attachment “A”
Mini Storage Project Site:

Existing Land Use –
Residential High Density
Housing Authority of Tulare County
Sites: Existing Land Use –
Residential Low Density

E. Goshen Ave.

Housing Authority of Tulare County
Sites: Proposed Land Use –
Residential High Density

Mini Storage Project Site:

Proposed Land Use –
Service Commercial

347
Resolution No. 2024-53

RESOLUTION NO. 2024-53

A RESOLUTION OF THE PLANNING COMMISSION OF

THE CITY OF VISALIA, RECOMMENDING APPROVAL OF CHANGE OF ZONE NO. 2024-03, A REQUEST BY DERREL’S MINI STORAGE TO CHANGE THE ZONING DESIGNATION ON APN: 098-050-038 FROM MULTI-FAMILY RESIDENTIAL (R-M-3) TO SERVICE COMMERCIAL (C-S) FOR A 9.42-ACRE PARCEL, AND CHANGE THE ZONING FOR APN(S): 098-050-013, 098-050-060, 098-050-061, AND 098-050-062 FROM R-1-5 (SINGLE-FAMILY RESIDENTIAL 5,000 SQ. FT. MINIMUM SITE AREA) TO MULTI-FAMILY RESIDENTIAL (R-M-3) FOR PARCELS MEASURING A TOTAL OF 11.89-ACRES. THE DARREL’S MINI STORAGE PROJECT SITE IS LOCATED AT 1700 E. GOSHEN AVENUE (APN: 098-050-038) WHILE THE HOUSING

AUTHORITY OF TULARE COUNTY SITE IS LOCATED ON THE NORTHWEST CORNER OF EAST GOSHEN AVENUE AND NORTH LOVERS LANE (APN(S): 098- 050-013, 098-050-060, 098-050-062, AND 098-050-061).

WHEREAS, Change of Zone No. 202 4-03 is a request by Derrel’s Mini Storage to change the zoning designation on APN: 098 -050-038 from Multi -family Residential (R-M-3) to Service Commercial (C -S) for a 9.42 -acre parcel, and the change of zoning on APN(s): 098 -050-013, 098 -050-060, 098 -050-061, and 098 -050-062 from R -1-5 (Single-Family Residential 5,000 sq. ft. minimum site area) to Multi -family Residential (R-M-3) for parcels measuring a total of 11.89 -acres. The Derrel’s Mini Storage project site is located at 1700 E. Goshen Avenue (APN: 098 -050-038) while the Housing Authority of Tulare County site is located on the northwest corner of East Goshen Avenue and North Lovers Lane (APN(s): 098 -050-013, 098-050-060, 098-050-062, and 098-050-061); and

WHEREAS, the Planning Commission of the City of Visalia, after duly published notice, held a public hearing before said Commission on July 14, 2025; and

WHEREAS, the Planning Commission of the City of Visalia considered the change of zone in accordance with Section 17.44.070 of the Zoning Ordinance of the City of Visalia and on the evidence contained in the staff report and testimony presented at the public hearing; and

WHEREAS, an Initial Study was prepared which disclosed that no significant environmental impacts would result from this project.

NOW, THEREFORE, BE IT RESOLVED that the Planning Commission recommends that the City Council adopt Negative Declaration No. 2024 -45 for Change of Zone No. 2024 -03 that was prepared consistent with the California Environmental Quality Act and City of Visalia Environmental Guidelines.

BE IT FURTHER RESOLVED that the Planning Commission of the City of Visalia recommends approval to the City Council of Change of Zone No. 2024-03 based on the following specific findings and evidence presented:

348
Resolution No. 2024-53

4. That Conditional Zoning Agreement No. 2024 -04 will limit the allowed uses of the Service Commercial designation to only a mini -storage facility, which provides a compatible land use adjacent to the residential zoning designations of Single -family Residential (R-1-5) and Multi-family Residential (R-M-2).

BE IT FURTHER RESOLVED that the Planning Commission of the City of Visalia recommends approval to the City Council of Change of Zone No. 2024-03, as depicted per Attachment “A”, on the real property described herein, in accordance with the terms of this resolution and under the provisions of Section 17.44.070 of the Ordinance Code of the City of Visalia.
349
Resolution No. 2024-53

Housing Authority of
Tulare County:

Existing Zoning -
R-1-5 (Single Family
Residential, 5,000 sq. ft.
minimum site area)
Housing Authority of
Tulare County:

Proposed Zoning -
R-M-3 (Multi Family
Residential, 1,200 sq. ft.

CHANGE OF ZONE NO. 2024-03
Planning Commission
Resolution No. 2024-53
Attachment “A”
Mini Storage Project Site:

Existing Zoning -
R-M-3 (Multi Family
Residential, 1,200 sq. ft.)
minimum site area)

Mini Storage Project Site:

Proposed Zoning -
C-S (Service Commercial)
350
RESOLUTION NO. 2024-54
RESOLUTION NO. 2024-54

A RESOLUTION OF THE PLANNING COMMISSION OF

THE CITY OF VISALIA RECOMMENDING APPROVAL CONDITIONAL ZONING AGREEMENT NO. 2024-04: A REQUEST BY DERREL’S MINI STORAGE TO ESTABLISH CONDITIONS FOR A STORAGE FACILITY ON APN: 098-050-038; AND,

FOR THE HOUSING AUHTORITY OF TULARE COUNTY TO ESTABLISH CONDITIONS FOR A MUTLI-FAMILY DEVELOPMENT OF AT LEAST 238DWELLING UNITS ON APN(S): 098-050-013, 098-050-060, 098-050-061, AND 098-050-062. THE DERREL’S MINI STORAGE PROJECT SITE IS LOCATED AT 1700 E. GOSHEN AVENUE (APN(S): 098-050-013, 098-050-060, 098-050-062, AND 098-050-061).

WHEREAS, Conditional Zoning Agreement No. 2024-04 is request by Derrel’s Mini Storage to establish conditions for a storage facility on APN: 098 -050-038; and, for the Housing Authority of Tulare County to establish conditions for a multi -family development of at least 238 dwelling units on APN(s): 098 -050-013, 098-050-060, 098- 050-061, and 098-050-062. The Derrel’s Mini Storage project site is located at 1700 E.

WHEREAS, the Planning Commission of the City of Visalia, after duly published notice, held a public hearing before said Commission on July 14, 2025; and,

WHEREAS, the Planning Commission of the City of Visalia considered the Conditional Zoning Agreement No. 2024-04 in accordance with Section 17.44.070 of the Zoning Ordinance of the City of Visalia and on the evidence contained in the staff report and testimony presented at the public hearing; and,

WHEREAS, an Initial Study was prepared which disclosed that no significant environmental impacts would result from this project.

NOW, THEREFORE, BE IT RESOLVED that the Planning Commission recommends that the City Council adopt Negative Declaration No. 2024 -45 for Conditional Zoning Agreement No. 2024 -04 that was prepared consistent with the California Environmental Quality Act and City of Visalia Environmental Guidelines.

BE IT FURTHER RESOLVED that the Planning Commission of the City of Visalia recommends approval to the City Council of Conditional Zoning Agreement No. 2024-04 based on the following specific findings and evidence presented:

1. That Conditional Zoning Agreement No. 2024 -04 will facilitate land use compatibility by limiting the allowed uses within the Service Commercial zoning designation on the property to a mini-storage facility, which provides a compatible land use adjacent to the residential zoning designations of Single -family Residential (R-1-5) and Multi- family Residential (R-M-2).

2. That Conditional Zoning Agreement No. 2024-04 will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity.
351
RESOLUTION NO. 2024-54

BE IT FURTHER RESOLVED that the Planning Commission of the City of Visalia recommends approval to the City Council of Conditional Zoning Agreement No. 2024-04, in
accordance with the terms of this resolution and under the provisions of Chapter 17.44 of the Ordinance Code of the City of Visalia, based upon the following conditions:

2. That Conditional Zoning Agreement No. 2024 -04 is recorded, with proof of recordation provided to staff, prior to the issuance of building permits of any portion of the area previously designated as R -M-3 (Multi -family Residential) or R -1-5 (Single-family Residential).

3. That Conditional Zoning Agreement No. 2024 -04 shall be conditioned with the following:

A. That the site located at APN: 098 -050-038 shall only be developed in accordance with a mini -storage facility as depicted per the site plan provided in Exhibit “A”, and that no other “permitted” and/or “conditionally permitted” uses in the C -S zone, as identified in Chapter 17.25.030 Uses in the Commercial, Mixed Use, Office, and Industrial Zones, shall be allowed on this site.

B. That the four Housing Authority of Tulare County parcels (APN(s): 098 - 050-013, 098-050-060, 098-050-062, and 098-050-061) shall be developed as one cohesive residential development plan that requires a minimum residential unit count of 238 units.
352
Resolution No. 2024-57
RESOLUTION NO. 2024-57

A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF VISALIA APPROVING VARIANCE NO. 2024-03, A REQUEST BY DERREL’S

MINI STORAGE TO PLACE A STORAGE BUILDING ON THE NORTH PROPERTY LINE OF APN: 098-050-038. THE DERREL’S MINI STORAGE PROJECT SITE IS LOCATED AT 1700 E. GOSHEN AVENUE (APN: 098-050-038) WHILE THE HOUSING

AUTHORITY OF TULARE COUNTY SITE IS LOCATED ON THE NORTHWEST CORNER OF EAST GOSHEN AVENUE AND NORTH LOVERS LANE (APN(S): 098- 050-013, 098-050-060, 098-050-062, AND 098-050-061).

WHEREAS, Variance No. 2024-03 is a request by Derrel’s Mini Storage to place a storage building on the north property line of APN: 098 -050-038. The Derrel’s Mini Storage project site is located at 1700 E. Goshen Avenue (APN: 098 -050-038) while the Housing Authority of Tulare County site is located on the northwest corner of East Goshen Avenue and North Lovers Lane (APN(s): 098 -050-013, 098-050-060, 098-050-062, and 098-050-061); and

WHEREAS, the Planning Commission of the City o f Visalia, after duly published notice, held a public hearing before said Commission on July 14, 2025; and

WHEREAS, the Planning Commission of the City of Visalia considered the variance in accordance with Section 17.42.090 of the Zoning Ordinance of the City of Visalia and on the evidence contained in the staff report and testimony presented at the public hearing; and

WHEREAS, an Initial Study was prepared which disclosed that no significant environmental impacts would result from this project.

NOW, THEREFORE, BE IT RESOLVED that the Planning Commission recommends that the City Council adopt Negative Declaration No. 2024 -45 for Variance No. 2024-03 that was prepared consistent with the California Environmental Quality Act and City of Visalia Environmental Guidelines.

BE IT FURTHER RESOLVED that the Planning Commission of the City of Visalia makes the following specific findings based on the evidence presented:

The established 15-ft setback of structures from property lines adjacent to R-1 and R- M zoned parcels is intended to limit a variety of potential adverse impacts of commercial uses neighboring residential zones. One potential impact could be due to 60-ft height allowance of permissible structures in the C-S zone; however, the design of the storage facility, consistent with many others in town, includes the placement of 8’-6” tall storage buildings on property lines serving as the perimeter walls. Further improvement to the site, by means of exterior walls, would result in a wall that is no 353
Resolution No. 2024-57
taller than other perimeter walls for storage facilities found throughout the city.

Additionally, the creation of unusable area in the setback (not large enough for a drive aisle) produces an unattended area without “eyes on” which can lead to vandalism and vagrancy, in an otherwise not regularly occupied use.

2. That there are exceptional or extraordinary circumstances or conditions applicable to the property involved or to the intended use of the property which do not apply generally to other properties classified in the same zone; A seven-foot block wall is required where a commercial site adjoins a residential zoned site, per Chapter 17.36 of the Zoning Ordinance. Per the mini -storage site plan and elevation exhibits, the applicant is proposing to build multiple mini -storage buildings with undulating blank walls, no windows, and no activities within the project site that would produce noises as a standard commercial use would. As such, the undulating blank wall which extends 1.5 feet taller than a typical block wall, would serve as the required block wall where a commercial site adjoins a residential zoned site.

Further improvement to the site, by means of exterior walls , are no taller than other perimeter walls for storage facilities found throughout the city. Sites with mini-storage buildings on property lines adjacent to residential zones include 345 E. Caldwell Avenue, 3705 W. Connelly Avenue, and 448 E. Paradise Avenue.

Connelly Avenue, and 448 E. Paradise Avenue). Due to the circumstances in the area, allowance of the variance request will assist in the reduction of maintenance and visual impacts, and protection of the business onsite, while allowing street views of landscaping and buildings to be preserved.

5. That the granting of the variance will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity.

354
Resolution No. 2024-57
BE IT FURTHER RESOLVED that the Planning Commission hereby approves the Variance on the real property here described in accordance with the terms of this resolution under the provisions of Section 17.42.090 of the Ordinance Code of the City of Visalia, subject to the following conditions:

1. That the project be developed in substantial compliance and be consistent with the comments of Site Plan Review No. 2024-019.

2. That the project be developed in substantial compliance with the Site Plan in Exhibit “A”.

3. That storage buildings adjacent to residentially zoned parcels be limited to one story, 8-feet 6-inches, as shown in Exhibit “A”.

4. That illuminated wall signage directed toward residential uses shall be prohibited.

5. That any onsite lighting shall incorporate lighting shields to deflect light away from abutting residential sites so as to not cause glare.

6. Prior to occupancy of the development, the applicant/developer shall demonstrate to the satisfaction of City staff that all on-site lighting installed shall not exceed the lumen intensity limit of 0.5 lumens at the property lines.

7. That the applicant submit landscaping plans demonstrating compliance with the Model Water Efficient Landscape Ordinance (MWELO) standards through the building permit process.

8. That Variance No. 2024 -03 shall be null and void unless General Plan Amendment No. 2024-02, Change of Zone No. 2024 -03, and Conditional Zoning Agreement No. 2024-04 are all approved by the Visalia City Council.

9. That all other federal, state, regional, and county laws and city codes and ordinances be complied with.
355
356
357
JUSTIFICATION FOR VARIANCE:

Narra$ve of Property Line Construc$on for Derrel’s Mini Storage Inc:

In many jurisdic$ons, (including projects built in Visalia adjacent to residen$al) Derrel’s Mini Storage installs their building founda$ons 9 inches oﬀ the property line. The exterior wall is also the building wall. It is constructed with a structurally engineered design and includes an appropriate ﬁre rated assembly approximately 8’ 4” in height. These exterior building walls are typically built with a stucco ﬁnish. The metal roof on each exterior building has a 9” overhang taking our construc$on right up to property line. This property line construc$on prevents problems with vagrancy, graﬃ$, trash, homeless encampments, etc which oRen occur when a rear or side yard setback is prescribed.

See example from the Goshen/Demeree project which is adjacent to current R-M-2 units and will be adjacent to the new project that is under construc$on by the Housing Authority. Variance was approved on property line (same 9" foo$ng and roof overhang).

358
DERREL'S STAFF COMMENTS:

If a situa$on should exist, for instance in an inﬁll project, the Homeowners who back up to our exterior wall with their fence are oﬀered the op$on of us taking their fence down and we extend their side yard fences up to our wall. Now our larger stucco wall becomes their backyard wall. This gives them addi$onal security with the taller height and provides a sound barrier . We also restore and repair any landscaping of our neighbor’s property that might occur from our construc$on encroachment.

It has been our experience from the early days of our company’s existence that a 5’ setback just providing unwanted opportuni$es for bad things to happen as men$oned above. No one beneﬁts from a setback which is why most jurisdic$ons we seek en$tlement from our suppor$ve of allowing for property line construc$on.
359

WRECKING YARD REDEVEOPMENT OVERVIEW
HISTORY:

The 9 ac. wrecking yard property has been existing for over 60 years and has been zoned for service commercial for most of this time. More recently, the City has down zoned the cite to multi. family (R-M-3) presumably to cause the existing use to be non-conforming which should help to facilitate private redevelopment of the site.

Adjacent to the site (to the West) is an existing storage facility (Derrel's Storage) which has access to Ben Maddox. I am representing Derrel's and have submitted 2 different site plans based upon staff input. There has been great flexibility from both the City and Derrel and now we are at the point where Derrel was able to secure the site to process.

PLAN OVERVIEW:

The City SPR comments with our last submittal required moving the RM3 density to another location within the city limits and that the General Plan and Rezone would be exclusively changed for Storage and no other service commercial uses through a zoning agreement.

We started searching for other sites and contacted a variety of owners, and I was able to connect with Ken Kugler of the Housing Authority and He jumped on the possibility of rezoning their 14 acs. at the north west corner of Goshen and Lovers Lane. This was in April and then we submitted a joint application to move the density from the wrecking yard to the Housing Authority site. Below is a map that depicts the concept of transferring the density about 3/4 mile to the east. This is probably the best solution to move the density off the wrecking yard site.

We also submitted a zoning agreement to guarantee that the wrecking yard will be redeveloped into exclusively Derrel Storage. We are also working with the Housing Authorities housing consultants re. the site plan for the 14 acres.

One of the benefits for rezoning the Housing Authority site is that the 278 du will be spread out over a larger area reducing the density while satisfying the States mandate to maintaining the du count. Also, Lovers Lane is a major arterial and Goshen is a major collector which will serve the site. Another benefit is that the majority of the land uses along 3500 S. Tamarack St. Visalia, CA. 93277 • [email protected] • 559-805-0985 Dowds Planning Services
360
Lovers Lane are either Multi family or public uses such as churches, parks or school district offices. Lastly, the City has been wanting to clean up the wrecking yard area so that it will not be a detriment to new housing development. With the new city hall complex located within 1/8 mile of the site, redeveloping the site will have lasting benefits. 3500 S. Tamarack St. Visalia, CA. 93277 • [email protected] • 559-805-0985 Move 8ac. of RM3 density to Housing Authority site-up
to 278 housing units
361
3500 S. Tamarack St. Visalia, CA. 93277 • [email protected] • 559-805-0985 362

Exhibit “F”
Existing and Proposed Land Use Map
363
Environmental Document No. 2024-45
City of Visalia Community Development

CITY OF VISALIA
315 E. ACEQUIA AVENUE
VISALIA, CA 93291

NOTICE OF A PROPOSED

INITIAL STUDY AND NEGATIVE DECLARATION

Project Title: General Plan Amendment No. 2024 -02, Change of Zone No. 2024 -03, Conditional Zoning Agreement No. 2024-04, and Variance No. 2024-03.

Project Description:

General Plan Amendment No. 2024-02: A request by Derrel’s Mini Storage to change the land use designation upon APN 098 -050-038 from High Density Residential (RHD) to Commercial Service (CS) for a 9.42 -acre parcel, and the change of land use designation upon APNs 098 -050-013, 098 -050-060, 098 -050-061, and 098 -050-062 from Low Density Residential to High Density Residential for parcels measuring a total of 11.89-acres.

Change of Zone No. 2024 -03: A request by Derrel’s Mini Storage to change the zoning designation upon APN 098 -050-038 from Multi -family Residential (R -M-3) to Service Commercial (C -S) for a 9.42 -acre parcel, and the change of land use designation upon APNs 098 -050-013, 098 -050-060, 098 -050-061, and 098 -050-062 from R-1-5 (Single-Family Residential 5,000 sq. ft. minimum site area) to Multi -family Residential (R-M-3) for parcels measuring a total of 11.89-acres.

Conditional Zoning Agreement No. 2024 -04: A request by Derrel’s Mini Storage to establish conditions for a storage facility upon APN 098 -050-038; and, for the Housing Authority of Tulare County to establish conditions for a multi -family development of at least 278 dwelling units upon APNs 098 -050-013, 098 -050-060, 098 -050-061, and 098-050-062.

Variance No. 2024-03: A request by Derrel’s Mini Storage to place a storage building on the north property line of APN 098-050-038.

Project Location: The project site is located at 1700 E. Goshen Avenue (APN: 098 -050-038) and at the Northwest corner of East Goshen Avenue and North Lovers Lane (APNs: 098 -050- 013, 098-050-060, 098-050-062, and 098-050-061).

Contact Person: Josh Dan, Senior Planner Phone: 559-713-4003 Email: [email protected]

Time and Place of Public Hearing : A public hearing will be held before the Planning Commission on Monday, July 14 , 202 5, at 7:00 p.m. in the City Hall Council Chambers located at 707 W. Acequia Avenue, Visalia, California.

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:

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Reasons for Negative Declaration : Initial Study No. 20 24-45 has not identified any significant, adverse environmental impact(s) that may occur because of the project. 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, and online at:
https://www.visalia.city/depts/community_development/planning/ceqa_environmental_review.asp.

Comments on this proposed Negative Declaration will be accepted from June 12 , 20 25, to July 12, 2025.

Date: ___06/11/2025______________ Signed:

Brandon Smith, AICP
Environmental Coordinator
City of Visalia
jy-
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NEGATIVE DECLARATION
Project Title: General Plan Amendment No. 2024-02, Change of Zone No. 2024-03, Conditional Zoning Agreement No. 2024-04, and Variance No. 2024-03.

Project Description:

General Plan Amendment No. 2024 -02: A request by Derrel’s Mini Storage to change the land use designation upon APN 098 -050-038 from High Density Residential (RHD) to Commercial Service (CS) for a 9.42-acre parcel, and the change of land use designation upon APNs 098 -050-013, 098 -050-060, 098 -050-061, and 098 -050-062 from Low Density Residential to High Density Residential for parcels measuring a total of 11.89-acres.

Change of Zone No. 2024 -03: A request by Derrel’s Mini Storage to change the zoning designation upon APN 098 -050-038 from Multi -family Residential (R -M-3) to Service Commercial (C-S) for a 9.42 -acre parcel, and the change of land use designation upon APNs 098-050-013, 098 -050-060, 098 -050-061, and 098 -050-062 from R -1-5 (Single -Family Residential 5,000 sq. ft. minimum site area) to Multi -family Residential (R -M-3) for parcels measuring a total of 11.89-acres.

Conditional Zoning Agreement No. 2024 -04: A request by Derrel’s Mini Storage to establish conditions for a storage facility upon APN 098 -050-038; and, for the Housing Authority of Tulare County to establish conditions for a multi-family development of at least 278 dwelling units upon APNs 098-050-013, 098-050-060, 098-050-061, and 098-050-062.

Variance No. 2024-03: A request by Derrel’s Mini Storage to place a storage building on the north property line of APN 098-050-038.

Project Facts: Refer to Initial Study for project facts, plans and policies, and discussion of environmental effects.

Attachments:

Initial Study (X)
Environmental Checklist (X)
Phase I Environmental Assessment (X)
Phase II Environmental Assessment (X)
Soil Management Plan (X)
Maps (X)
DECLARATION OF NO SIGNIFICANT EFFECT:

This project will not have a significant effect on the environment for the following reasons:
(a) The project does not 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 self - sustaining 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.
(b) The project does not have the potential to achieve short -term environmental goals to the disadvantage of long-term environmental goals.
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(c) The project does not have environmental effects which are individually limited but cumulatively considerable. Cumulatively considerable means that the incremental effects of an individual 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. (d) The environmental effects of the project will not cause substantial adverse effects on human beings, either directly or indirectly.

This Negative Declaration has been prepared by the City of Visalia Planning Division in accordance with the California Environmental Quality Act of 1970, as amended. A copy may be obtained from the City of Visalia Planning Division Staff during normal business hours.

APPROVED
Brandon Smith, AICP
Environmental Coordinator

By:

Date Approved: _06/11/2025__
Review Period: 30 days
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INITIAL STUDY
I. GENERAL
A. Description of the Project: The entitlements listed below are a request by the applicant to facilitate the development of a mini storage facility built in two phases measuring a total of 210,035 square feet at 1700 East Goshen Avenue. The two -phase development plan details the addition of 55 storage buildings, each measuring between 1,550 square feet and 4,800 square feet. Furthermore, the development will connect the proposed mini storage facility with an existing Derrel’s mini storage site off North Ben Maddox Way.

General Plan Amendment No. 2024 -02: A request by Derrel’s Mini Storage to change the land use designation upon APN 098-050-038 from High Density Residential (RHD) to Commercial Service (CS) for a 9.42 -acre parcel, and the change of land use designation upon APNs 098 -050-013, 098-050- 060, 098 -050-061, and 098 -050-062 from Low Density Residential to High Density Residential for parcels measuring a total of 11.89-acres.

Change of Zone No. 2024 -03: A request by Derrel’s Mini Storage to change the zoning designation upon APN 098-050-038 from Multi-family Residential (R-M-3) to Service Commercial (C-S) for a 9.42- acre parcel, and the change of land use designation upon APNs 098-050-013, 098-050-060, 098-050- 061, and 098-050-062 from R-1-5 (Single-Family Residential 5,000 sq. ft. minimum site area) to Multi- family Residential (R-M-3) for parcels measuring a total of 11.89-acres.

Conditional Zoning Agreement No. 2024 -04: A request by Derrel’s Mini Storage to establish conditions for a storage facility upon APN 098 -050-038; and, for the Housing Authority of Tulare County to establish conditions for a multi-family development of at least 278 dwelling units upon APNs 098-050-013, 098-050-060, 098-050-061, and 098-050-062.

Variance No. 2024 -03: A request by Derrel’s Mini Storage to place a storage building on the north property line of APN 098-050-038.

B. Identification of the Environmental Setting: The project site is located at 1700 E. Goshen Avenue (APN:
098-050-038) is an approximately 9.48-acre parcel which has historically been used as a vehicle tow company storage yard. The subject property was occupied by a multi -tenant light industrial facility consisting of five structures and an auto salvage/towing yard, as well as associated driveways and parking areas.

The portion of the project site that the multifamily -residential land use designation will be transferred to is located at the Northwest corner of East Goshen Avenue and North Lovers Lane (APNs: 098 -050-013, 098- 050-060, 098-050-062, and 098-050-061), which is mostly a vacant fallowed field with one home on APN: 098- 050-013.

There is an existing two-lane street adjacent to the south of the site (E. Goshen Ave.). The Visalia Circulation Element designates Goshen Avenue as a Minor Arterial status roadway. In addition to roadway improvements to E. Goshen Avenue across the subject parcel’s frontage, t he project proposal is to construct a mini storage facility in place of the tow company storage yard.

The surrounding uses, Zoning, and General Plan of the proposed mini storage facility (1700 E. Goshen Avenue) are as follows:

General Plan Zoning Existing uses
North: Medium Density
Residential
R-M-2 (Multi-family
residential, 3,000 sq. ft.
minimum site area)
Various multi-family residential
South: Commercial Mixed-Use,
Service Commercial
Mixed-Use Commercial,
Service Commercial
City of Visalia Transit Department Storage Yard
East: Commercial
Neighborhood, High
Neighborhood
Commercial, R-M-3 (Multi-
Vacant – Fallowed Field
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Density Residential family residential, 1,200
sq. ft. minimum site area)
West: Service Commercial Service Commercial Contractor storage yard / welding services

Fire and police protection services, street maintenance of public streets, refuse collection, and wastewater treatment will be provided by the City of Visalia upon the development of the area.

C. Plans and Policies: The General Plan Land Use Diagram designates the site as High Density Residential and the Zoning Map designates the site as R-M-3 (1,200 sq. ft. minimum site area) which is consistent with the Land Use Element of the General Plan. The request to change the land use and zoning designation from multi- family residential to service commercial will allow the development proposal of a mini -storage facility to be consistent with the standards for commercial development pursuant to the Visalia Municipal Code Title 17 (Zoning Ordinance ) Chapter 17.1 8 (Commercial Zones) . The land use and zoning designation swap will upzone property with single-family residential land use and zoning designation to multi -family residential land use and zoning.

II. ENVIRONMENTAL IMPACTS
No significant adverse environmental impacts have been identified for this project. The City of Visalia General Plan and Zoning Ordinance contains policies and regulations that are designed to mitigate impacts to a level of non-significance.

III. MITIGATION MEASURES
There are no mitigation measures for this project.

IV. PROJECT COMPATIBILITY WITH EXISTING ZONES AND PLANS The project is compatible with the General Plan and Zoning Ordinance as the project relates to surrounding properties.

V. SUPPORTING DOCUMENTATION
The following documents are hereby incorporated into this Negative Declaration and Initial Study by reference:
• Visalia General Plan Update. Dyett & Bhatia, October 2014. • Visalia City Council Resolution No. 2014-38 (Certifying the Visalia General Plan Update), passed and adopted October 14, 2014.
• Visalia General Plan Update Final Environmental Impact Report (SCH No. 2010041078). Dyett & Bhatia, June 2014.
• Visalia General Plan Update Draft Environmental Impact Report (SCH No. 2010041078). Dyett & Bhatia, March 2014.
• Visalia City Council Resolution No. 2014-37 (Certifying the EIR for the Visalia General Plan Update), passed and adopted October 14, 2014.
• Visalia Municipal Code, including Title 17 (Zoning Ordinance). • California Environmental Quality Act Guidelines.
• City of Visalia, California, Climate Action Plan, Draft Final. Strategic Energy Innovations, December 2013.
• Visalia City Council Resolution No. 2014-36 (Certifying the Visalia Climate Action Plan), passed and adopted October 14, 2014.
• City of Visalia Storm Water Master Plan. Boyle Engineering Corporation, September 1994. • City of Visalia Sanitary Sewer Master Plan. City of Visalia, 1994. • Tulare County Important Farmland 2018 Map. California Department of Conservation, 2018. • City of Visalia VMT Thresholds and Implementation Guidelines. LSA, 2021. Together with City of Visalia VMT Screening Application. https://gis1.lsa.net/visaliaVMT/ 369
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• Salem Engineering Group Inc., Phase I Environmental Site Assessment, January 10, 2024 • Salem Engineering Group Inc., Phase II Environmental Site Assessment, March 20, 2025

VI. NAME OF PERSON WHO PREPARED INITIAL STUDY

_________________________ ____________________________

Josh Dan Brandon Smith
Senior Planner Environmental Coordinator
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ENVIRONMENTAL CHECKLIST
NAME OF PROPONENT: Derrel’s Mini Storage NAME OF AGENT: Greg Dowds, Dowds Planning Services Address of Proponent: 3500 S. Tamarack St. Address of Agent: 3500 S. Tamarack St.

Visalia, CA 93277 Visalia, CA 93277
Telephone Number: 559-805-0985 Telephone Number: 559-805-0985 Date of Review June 6, 2025 Lead Agency: City of Visalia

The following checklist is used to determine if the proposed project could potentially have a significant effect on the envir onment.

Explanations and information regarding each question follow the checklist. 1 = No Impact 2 = Less Than Significant Impact
3 = Less Than Significant Impact with Mitigation Incorporated 4 = Potentially Significant Impact

I. AESTHETICS
Except as provided in Public Resources Code Section 21099, w ould the project:
2 a) Have a substantial adverse effect on a scenic vista? 1 b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway?
2 c) 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 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?
2 d) Create a new source of substantial light or glare that would adversely affect day or nighttime views in the area?
II. AGRICULTURAL 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 Dept. 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 Forest Protocols adopted by the California Air Resources Board. Would the project:
1 a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance, as shown on the maps prepared
pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency to non-agricultural use? 1 b) Conflict with existing zoning for agricultural use, or a Williamson Act contract?
1 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))?
1 d) Result in the loss of forest land or conversion of forest land to non-forest use?
1 e) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland to nonagricultural use?
III. AIR QUALITY
Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project:
2 a) Conflict with or obstruct implementation of the applicable air quality plan?
2 b) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non - attainment under applicable federal or stat e ambient air quality standard?
2 c) Expose sensitive receptors to substantial pollutant concentrations?
1 d) Result in other emissions, such as those leading to odors adversely affecting a substantial number of people?
IV. BIOLOGICAL RESOURCES
Would the project:
1 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 and Game or U.S. Fish and Wildlife
Service?
1 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 U.S. Fish and Wildlife
Service?
1 c) Have a substantial adverse effect on federally protected wetlands (including but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means?
1 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?
Name of Proposal General Plan Amendment No. 2024-02, Change of Zone No. 2024-03, Conditional Zoning Agreement No. 2024-04, & Variance No. 2024-03
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1 e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance?
1 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?
V. CULTURAL RESOURCES
Would the project:
1 a) Cause a substantial adverse change in the significance of a historical resource pursuant to Public Resources Code
Section 15064.5?
1 b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to Public Resources Code Section 15064.5?
1 c) Disturb any human remains, including those interred outside of formal cemeteries?
VI. ENERGY
Would the project:
2 a) Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation?
1 b) Conflict with or obstruct a state or local plan for renewable energy or energy efficiency?
VII. GEOLOGY AND SOILS
Would the project:
a) Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving:
1 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.
1 ii) Strong seismic ground shaking?
1 iii) Seismic-related ground failure, including liquefaction? 1 iv) Landslides?
2 b) Result in substantial soil erosion or loss of topsoil? 1 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 on- or off-site landslide, lateral spreading, subsidence, liquefaction, or collapse?
1 d) Be located on expansive soil, as defined in Table 18 -1-B of the Uniform Building Code (1994), creating substantial risks to life or property?
1 e) 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
wastewater?
1 f) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature?
VIII. GREENHOUSE GAS EMISSIONS
Would the project:
2 a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the
environment?
2 b) Conflict with an applicable plan, policy, or regulation adopted for the purpose of reducing the emissions of greenhouse gases?
IX. HAZARDS AND HAZARDOUS MATERIALS
Would the project:
1 a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials?
2 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?
1 c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one -
quarter mile of an existing or proposed school?
1 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 to the public or the environment?
1 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?
1 f) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan?
1 g) Expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires?
X. HYDROLOGY AND WATER QUALITY
Would the project:
1 a) Violate any water quality standards of waste discharge requirements or otherwise substantially degrade surface or groundwater quality?
1 b) Substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the
basin?
1 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:
1 i) result in substantial erosion or siltation on- or off-site; 2 ii) substantially increase the rate or amount of surface runoff in a manner which would result in flooding on - or offsite; or
2 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? 2 d) In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation?
2 e) Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan? XI. LAND USE AND PLANNING
Would the project:
1 a) Physically divide an established community?
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1 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? XII. MINERAL RESOURCES
Would the project:
1 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?
1 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 land use plan?
XIII. NOISE
Would the project result in:
2 a) Generation of a substantial temporary or permanent 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?
1 b) Generation of excessive groundborne vibration or groundborne noise levels?
1 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 a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels?
XIV. POPULATION AND HOUSING
Would the project:
2 a) Induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)?
1 b) Displace substantial numbers of existing people or housing, necessitating the construction of replacement housing
elsewhere?
XV. PUBLIC SERVICES
Would the project:
1 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 service ratios, response times or other performance objectives for any of the public services:
1 i) Fire protection?
1 ii) Police protection?
1 iii) Schools?
1 iv) Parks?
1 v) Other public facilities?
XVI. RECREATION
Would the project:
1 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?
1 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? XVII. TRANSPORTATION / TRAFFIC
Would the project:
1 a) Conflict with a program, plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities?
2 b) Would the project conflict or be inconsistent with CEQA Guidelines section 15064.3, subdivision (b)?
1 c) Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)?
1 d) Result in inadequate emergency access?
XVIII. TRIBAL CULTURAL RESOURCES
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:
1 a) 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
1 b) 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 Resources Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe.

XIX. UTILITIES AND SERVICE SYSTEMS
Would the project:
2 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 relocation of which could cause significant environmental effects?
2 b) Have sufficient water supplies available to service the project and reasonable foreseeable future development
during normal, dry, and multiple dry years?
1 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?
1 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?
1 e) Comply with federal, state, and local management and reduction statutes and regulations related to solid waste? XX. WILDFIRE
If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the project:
1 a) Substantially impair an adopted emergency response plan or emergency evacuation plan?
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1 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?
1 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?
1 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? XXI. MANDATORY FINDINGS OF SIGNIFICANCE
Would the project:
2 a) Does the project have the potential to substantially 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?
2 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)?
2 c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly?

Note: Authority cited: Sections 21083 and 21083.05, Public Resources Code. Reference: Section 65088.4, Gov. Code;
Sections 21080(c), 21080.1, 21080.3, 21083, 21083.05,
21083.3, 21093, 21094, 21095, and 21151, Public
Resources Code; Sundstrom v. County of Mendocino,(1988) 202 Cal.App.3d 296; Leonoff v. Monterey Board of
Supervisors, (1990) 222 Cal.App.3d 1337; Eureka Citizens for Responsible Govt. v. City of Eureka (2007) 147
Cal.App.4th 357; Protect the Historic Amador Waterways v.

Amador Water Agency (2004) 116 Cal.App.4th at 1109; San Franciscans Upholding the Downtown Plan v. City and
County of San Francisco (2002) 102 Cal.App.4th 656.

Revised 2019
Authority: Public Resources Code sections 21083 and
21083.09
Reference: Public Resources Code sections 21073, 21074, 21080.3.1, 21080.3.2, 21082.3/ 21084.2 and 21084.3

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DISCUSSION OF ENVIRONMENTAL EVALUATION

I. AESTHETICS
a. The proposed project is new commercial construction
which will meet City standards for setbacks, landscaping and height restrictions.

This project will not adversely affect the view of any scenic vistas. The Sierra Nevada mountain range may be
considered a scenic vista and the view will not be
adversely impacted by the project.
b. There are no scenic resources on the site.
c. The proposed project includes commercial development that will be aesthetically consistent with surroundin g development and with policies in the General Plan .

Furthermore, the City has development standards related to landscaping and other amenities that will ensure that the visual character of the area is enhanced and not
degraded. Thus, the project would not substantially
degrade the existing visual character of the site and its surroundings.
d. The project will create new sources of light that are typical of commercial development. The City has development
standards that require that light be directed and/or
shielded so it does not fall upon adjacent properties.

II. AGRICULTURAL RESOURCES
a. The project is located on property that is identified as Urban and Built -up Land based on maps prepared by the
California Department of Conservation and contained
within the Visalia General Plan, Figure 6-4. The property has been utilized for urban use for several years, and
therefore has no impact on agricultural uses.
b. The project site is not zoned for agricultural use. The project is bordered by urban development or non -
producing vacant land on all sides . There are no known Williamson Act contracts on any properties within the
project area.
c. There is no forest or tim ber land currently located on the site.
d. There is no forest or tim ber land currently located on the site.
e. The project will not involve any changes that would
promote or result in the conversion of farmland to non - agriculture use. The subject property is currently
designated for urban land use rather than agricultural land use. Properties that are vacant may develop in a way that is consistent with their zoning and land use designated at any time. The adopted Visalia General Plan’s
implementation of a three -tier growth boundary system
further assists in protecting open space around the City fringe to ensure that premature conversion of farmland to non-agricultural uses does not occur.

III. AIR QUALITY
a. The project site is located in an area that is under the jurisdiction of the San Joaquin Valley Air Pollution Control District (SJVAPCD). The project in itself does not disrupt implementation of the San Joaquin Regional Air Quality
Management Plan , and will therefore be a less than
significant impact.
b. Development under the Visalia General Plan will result in emissions that will exceed thresholds established by the SJVAPCD for PM10 and PM2.5. The project will
contribute to a net increase of criteria pollutants and will therefore contribute to exceeding the thresholds . Also the project could result in short-term air quality impacts related to dust generation and exhaust due to construction and
grading activities. This site was evaluated in the Visalia General Plan Update EIR for co nversion into urban
development. Development under the General Plan will
result in increases of construction and operation -related criteria pollutant impacts, which are considered significant and unavoidable. General Plan policies identified under Impacts 3.3 -1 and 3.3 -2 serve as the mitigation which assists in reducing the severity of the impact to the extent possible while still achieving the General Plan’s goals of accommodating a certain amount of growth to occur within the Planning Area.

The project is required to adhere to requirements
administered by the SJVAPCD to reduce emissions to a
level of compliance consistent with the District’s grading regulations. Compliance with the SJVAPCD’s rules and
regulations will reduce potential impacts associated with air quality standard violations to a less than significant level.

In addition, d evelopment of the project will be subject to the SJVAPCD Indirect Source Review (Rule 9510)
procedures that became effective on March 1, 2006. The Applicant will be required to obtain permits demonstrating compliance with Rule 9510, or payment of mitigation fees to the SJVAPCD.
c. Tulare County is designated non-attainment for certain federal ozone and state ozone levels. The project will result in a net increase of criteria pollutants . This site was evaluated in the Visalia General Plan Update EIR for
conversion into urban development. Development under
the General Plan will result in increases of construction and operation-related criteria pollutant impacts, which are considered significant and unavoidable. General Plan policies identified under Impacts 3.3 -1, 3.3 -2, and 3.3 -3 serve as the mitigation which assists in reducing the
severity of the impact to the extent possible while still achieving the General Plan’s goals of accommodating a
certain amount of growth to occur within the Planning
Area.

IV. BIOLOGICAL RESOURCES
a. The site has no known 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 and Game or U.S. Fish and Wildlife
Service. The project would therefore not have a
substantial adverse effect on a sensitive, candidate, or special species.

In addition, staff had conducted an on -site visit to the site on March 20, 2025, to observe biological conditions and did not observe any evidence or symptoms that would
suggest the presence of a sensitive, candidate, or special species.

City-wide biological resources were evaluated in the
Visalia General Plan Update Environmental Impact Report (EIR). The EIR concluded that certain special -status
species or their habitats may be directly or indirectly affected by future development within the General Plan
Planning Area. This may be through the removal of or
disturbance to habitat. Such effects would be considered significant. However, the General Plan contains multiple policies, identified under Impact 3.8 -1 of the EIR, that together work to reduce the potential for impacts on
special-status species likely to occur in the Planning Area.

With implementation of these poli cies, impacts on special- status species will be less than significant.
b. The project is not located within or adjacent to an
identified sensitive riparian habitat or other natural
community.

City-wide biological resources were evaluated in the
Visalia General Plan Update Environmental Impact Report (EIR). The EIR concluded that certain sensitive natural communities may be directly or indirectly affected by
future development within the General Plan Planning
Area, particularly valley oak woodlands and valley oak
riparian woodlands. Such effects would be considered
significant. However, the General Plan contains multiple policies, identified under Impact 3.8 -2 of the EIR, that together work to reduce the potential for impacts on
woodlands located within the Planning Area. With
implementation of these policies and being that the project is not located within or adjacent to an identified sensitive riparian habitat or other natural community , including woodlands, impacts on woodlands will be less than
significant.
c. The project is not located within or adjacent to federally protected wetlands as defined by Section 404 of the Clean Water Act.

City-wide biological resources were evaluated in the
Visalia General Plan Update Environmental Impact Report (EIR). The EIR concluded that certain protected wetlands and other waters may be directly or indirectly affected by future development within the General Plan Planning
Area. Such effects would be considered significant.

However, the General Plan contains multiple policies,
identified under Impact 3.8 -3 of the EIR, that together work to reduce the potential for impacts on wetlands and other waters located within the Planning Area. With
implementation of these policies, impacts on wetlands will be less than significant.
d. City-wide biological resources were evaluated in the Visalia General Plan Update Environmental Impact Report (EIR). The EIR concluded that the movement of wildlife species may be directly or indirectly affected by future development within the General Plan Planning. Such
effects would be considered significant. However, the
General Plan contains multiple policies, identified under Impact 3.8-4 of the EIR, that together work to reduce the potential for impacts on wildlife movement corridors
located within the Planning Area. With implementation of these policies, impacts on wildlife movement corridors will be less than significant.
e. The project will not c onflict with any local policies or ordinances protecting biological resources. The City has a municipal ordinance in place to protect valley oak trees; however no oak trees exist on the site.
f. There are no local or regional habitat conservation plans for the area.

V. CULTURAL RESOURCES
a. There are no known historical resources located within the project area. If some potentially historical or cultural resource is unearthed during development all work should cease until a qualified professional archaeologist can
evaluate the finding and make necessary mitigation
recommendations.
b. There are no known archaeological resources located
within the project area. If some archaeological resource is unearthed during development all work should cease until a qualified professional archaeologist can evaluate the finding and make necessary mitigation recommendations.
c. There are no known human remains buried in the project vicinity. If human remains are unearthed during
development all work should cease until the proper
authorities are notified and a qualified professional
archaeologist can evaluate the finding and make any
necessary mitigation recommendations. In the event that potentially significant cultural resources are discovered during ground disturbing activities associated with project preparation, construction, or completion, work shall halt in that area until a qualified Native American tribal observer, archeologist, or paleontologist can assess th e significance of the find, and , if necessary, develop appropriate
treatment measures in consultation with Tulare County
Museum, Coroner, and other appropriate agencies and
interested parties.

VI. ENERGY
a. Development of the site will require the use of energy supply and infrastructure. However, the use of energy will be typical of that associated with commercial development associated with the underlying zoning. Furthermore, the use is not considered the type of use or intensity that would result in wasteful, inefficient, or unnecessary
consumption of energy resources during construction or
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operation. The project will be required to comply with California Building Code Title 24 standards for energy
efficiency.

Policies identified under Impact s 3.4-1 and 3.4 -2 of the EIR will reduce any potential impacts to a less than
significant level. With implementation of these policies and the existing City standards, impacts to energy will be less than significant.
b. The project will not conflict with or obstruct a state or local plan for renewable energy or energy efficiency, based on the discussion above.

VII. GEOLOGY AND SOILS
a. The State Geologist has not issued an Alquist -Priolo Earthquake Fault Map for Tulare County. The project area is not located on or near any known earthquake fault lines.

Therefore, the project will not expose people or structures to potential substantial adverse impacts involving
earthquakes.
b. The development of this site wi ll require movement of topsoil. Existing City Engineering Division standards
require that a grading and drainage plan be submitted for review to the City to ensure that off - and on -site
improvements are designed to meet City standards.
c. The project area is relatively flat and the underlying soil is not known to be unstable. Soils in the Visalia area have few limitations with regard to development. Due to low clay content and limited topographic relief, soils in the Visalia area have low expansion characteristics.
d. Due to low clay content, soils in the Visalia area have an expansion index of 0 -20, which is defined as very low
potential expansion.
e. The project does not involve the use of septic tanks or alternative waste water disposal systems since sanitary sewer lines are used for the disposal of waste water at this location.
f. There are no known unique paleontological resources or geologic features located within the project area. In the event that potentially significant cultural resources are discovered during ground disturbing activities associated with project preparation, construction, or completion, work shall halt in that area until a qualified Native American tribal observer, archeologist, or paleontologist can assess the significance of the find, and, if necessary, develop appropriate treatment measures in consultation with
Tulare County Museum, Coroner, and other appropriate
agencies and interested parties.

VIII. GREENHOUSE GAS EMISSIONS
a. The project is expected to generate Greenhouse Gas
(GHG) emissions in the short -term as a result of the
construction of commercial development and long-term as a result of day-to-day operation of the proposed business.

The City has prepared and adopted a Climate Action Plan (CAP) which includes a baseline GHG emissions
inventories, reduction measures, and reduction targets
consistent with local and State goals. The CAP was
prepared concurrently with the proposed General Plan
and its impacts are also evaluated in the Visalia General Plan Update EIR.

The Visalia General Plan and the CAP both include
policies that aim to reduce the level of GHG emissions
emitted in association with buildout conditions under the General Plan. Although emissions will be generated as a result of the project, implementation of the General Plan and CAP policies will result in fewer emissions than would be associated with a continuation of baseline conditions.

Thus, the impact to GHG emissions will be less than
significant.
b. The State of California has enacted the Global Warming Solutions Act of 2006 (AB 32), which included provisions for reducing the GHG emission levels to 1990 baseline
levels by 2020 and to a level 80% below 1990 baseline
levels by 2050 . In addition, the State has enacted SB 32 which included provisions for reducing the GHG emission levels to a level 40% below 1990 baseline levels by 2030.

The proposed project will not impede the State’s ability to meet the GHG emission reduction targets under AB 32
and SB 32. Current and probable future state and local GHG reduction measures will continue to reduce the
project’s contribution to climate change. As a result, the project will not contribute significantly, either individually or cumulatively, to GHG emissions.

IX. HAZARDS AND HAZARDOUS MATERIALS
a. No hazardous materials are anticipated with the project. b. Construction activities associated with development of the project may include maintenance of on -site construction equipment which could lead to minor fuel and oil spills.

The use and handling of any hazardous materials during
construction activities would occur in accordance with
applicable federal, state, regional, and local laws.

Therefore, impacts are considered to be less than
significant.

The nature of the existing towing and vehicle storage yard led staff to request that the applicant complete a Phase I & II Environmental Site Assessment. Both were completed
and returned the finding that the property did not pose any potential risk to human health or the environment. The
assessments further concluded that n o engineering
controls (i.e. VOC vapor barrier) are required to protect current or future building occupants. Areas of petroleum hydrocarbon-affected soil s were determined to be less
than their respective CRWQCB environmental screening
levels, and therefore did not impose a significant impact.

Overall, the impact is less than significant.

Only o ut of an abundance of caution and not based on
any required or recommended mitigation, as stated in the Phase II Environmental Site Assessment, due to the
presence of such affected soils during grading and
construction activities, a soil management plan has been proposed for use by construction personnel during the
construction of the new mini storage facility.
c. There is one school located within 0.42 miles of the project site. The school is located 2,233-feet north of the project site (La Sierra Military Academy). Notwithstanding, there is no reasonably foreseeable condition or incident involving the project that could affect the site.
d. The project area does not include any sites listed as hazardous materials sites pursuant to Government Code
Section 65692.5.
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e. The Airport Master Plans adopted by City of Visalia and County of Tulare show the project area is located outside of any Airport Zones. There are no restrictions for the proposed project related to Airport Zone requirements.

The project area is not located within two miles of a public airport.
f. The project will not interfere with the implementation of any adopted emergency response plan or evacuation
plan.
g. There are no wild lands within or near the project area.

X. HYDROLOGY AND WATER QUALITY
a. Development projects associated with buildout under the Visalia General Plan are subject to regulations which
serve to ensure that such projects do not violate water quality standards of waste discharge requirements. These regulations include the Federal Clean Water Act (CWA),
the National Pollutant Discharge Elimination System
(NPDES) permit program. State regulations include the
State Water Resources Control Board (SWRCB) and
more specifically the Central Valley Regional Water
Quality Control Board (RWQCB), of which the project site area falls within the jurisdiction of.

Adherence to these regulations results in projects
incorporating measures that reduce pollutants. The project will be required to adhere to municipal waste water
requirements set by the Central Valley RWQCB and any
permits issued by the agency.

Furthermore, there are no reasonably foreseeable
reasons why the project would result in the degradation of water quality.

The Visalia General Plan contains multiple policies,
identified under Impact 3.6 -2 and 3.9 -3 of the EIR, that together work to reduce the potential for impacts to water quality. With implementation of these policies and the existing City standards, impacts to water quality will be less than significant.
b. The project area overlies the southern portion of the San Joaquin unit of the Central Valley groundwater aquifer.

The project will result in an increase of impervious
surfaces on the project site, which might affect the amount of precipitation that is recharged to the aquifer. However, as the City of Visalia is already largely developed and covered by impervious surfaces, the increase of
impervious surfaces through this project will be small by comparison. The project therefore might affect the amount of precipitation that is recharged to the aquifer. The City of Visalia’s water conversation measures and explorations for surface water use over groundwater extraction will
assist in offsetting the loss in groundwater recharge.
c.
i. The development of this site will require movement of topsoil. Existing City Engineering Division standards
require that a grading and drainage plan be submitted
for review to the City to ensure that off - and on -site improvements are designed to meet City standards.
ii. Development of the site will create additional
impervious surfaces. However, connection of the site
to storm water drainage facilities that already exist in adjacent roadways will reduce any potential impacts
to a less than significant level.

Policies identified under Impact 3.6 -2 of the EIR will reduce any potential impacts to a less than significant level. With implementation of these policies and the
existing City standards, impacts to groundwater
supplies will be less than significant.
iii. Development of the site will create additional
impervious surfaces. However, connection of the site
to storm water drainage facilities that already exist in adjacent roadways will reduce any potential impacts
to a less than significant level.

Existing storm water mains are on site and the
applicant will be connecting to service. Furthermore,
the project will be required to meet the City’s
improvement standards for directing storm water
runoff to the City’s storm water drainage system
consistent with the City’s adopted City Storm Drain
Master Plan. These improvements will not cause
significant environmental impacts.
d. The project area is located sufficiently inland and distant from bodies of water, and outside potentially hazardous areas for seiches and tsunamis. The site is also relatively flat, which will contribute to the lack of impacts by mudflow occurrence. Therefore, there will be no impact related to these hazards.
e. Development of the site has the potential to affect
drainage patterns in the short term due to erosion and
sedimentation during construction activities and in the long term through the expansion of impervious surfaces.

Impaired storm water runoff may then be intercepted and directed to a storm drain or water body, unless allowed to stand in a detention area. The City’s existing standards may require the preparation and implementation of a
Storm Water Pollution Prevention Plan (SWPPP) in
accordance with the SWRCB’s General Construction
Permit process, which would address erosion control
measures.

The Visalia General Plan contains multiple policies,
identified under Impact 3.6 -1 of the EIR, that together work to reduce the potential for erosion. With
implementation of these policies and the existing City
standards, impacts to erosion will be less than significant.

XI. LAND USE AND PLANNING
a. The project will not physically divide an established community. The proposed project is to be developed on a

9.42-acre site and the approval for a land use change
designated to service commercial will permit the mini
storage development by right. The project site is
surrounded by urban development and is bordered by the
East Goshen Avenue roadway to the south which will
include improvements to the roadway.
b. The project site is within the City of Visalia’s Tier I Urban Development Boundary as implemented by the City
General Plan. Development of lands in Tier I may occur at any time.
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The proposed project is consistent with Land Use Policy LU-P-19 of the General Plan. Policy LU -P-19 states :
“Ensure that growth occurs in a compact and concentric
fashion by implementing the General Plan’s phased
growth strategy.”
The proposed project will be consistent with the Land Use Element of the General Plan, and consistent with the
standards for regional commercial development pursuant
to the Visalia Municipal Code Title 17 (Zoning Ordinance) Chapter 17.18.

The project as a whole does not conflict with any land use plan, policy or regulation of the City of Visalia. The site contains a General Plan Land Use Designation of High
Density Residential, however, approval of the General
Plan Land Use Amendment and Change of Zone to
Service Commercial land use and zoning will facilitate
development of the use by right.

The Visalia General Plan contains multiple policies,
identified under Impact 3.1-2 of the EIR, that together work to reduce the potential for impacts to the development of land as designated by the General Plan. With
implementation of these policies and the existing City
standards, impacts to land use development consistent
with the General Plan will be less than significant.

XII. MINERAL RESOURCES
a. No mineral areas of regional or statewide importance exist within the Visalia area.
b. There are no mineral resource recovery sites delineated in the Visalia area.

XIII. NOISE
a. The project will result in noise generation typical of urban development, but not in excess of standards established in the City of Visalia’s General Plan or Noise Ordinance.

The Visalia Noise Element and City Ordinance contain
criterion for acceptable noise levels inside and outside residential living spaces. This standard is 65 dB DNL for outdoor activity areas associated with residences and 45 dB DNL for indoor areas.

Since the site is changing from one urban use to another urban use with the primary function remaining as storage, ambient noise levels are likely to remain in the range of the current levels as a result of the project . These levels are typical of noise levels associated with urban
development and not in excess of standards established in the City of Visalia’s General Plan or Noise Ordinance. The City’s standards for setbacks and construction of fences or walls along major streets and between residential uses
reduce noise levels to a level that is less than significant.

Noise levels will increase temporarily during the
construction of the project but shall remain within the limits defined by the City of Visalia Noise Ordinance. Temporary increase in ambient noise levels is considered to be less than significant.
b. Ground-borne vibration or ground -borne noise levels may occur as part of construction activities associated with the project. Construction activities will be temporary and will not expose persons to such vibration or noise levels for an extended period of time; thus the impacts will be less than significant. There are no existing uses near the project area that create ground -borne vibration or ground -borne noise levels.
c. The project area is located in excess of two miles from a public airport. The project will not expose people residing or working in the project area to excessive noise levels resulting from aircraft operations.

XIV. POPULATION AND HOUSING
a. The project will not directly induce substantial unplanned population growth that is in excess of that planned in the General Plan. The General Plan Amendment and Change
of Zone will result in a transfer of residential density from one site to another site; however, the sites are
approximately 0.7 miles apart along the same corridor. As there is no net change in density, the impact of unplanned growth is less than significant.
b. Development of the site will not displace any housing or people on the site. The area being developed is currently vacant land.

XV. PUBLIC SERVICES
a.
i. Current fire protection facilities are located at Visalia Station 56, located approximately 1.2 miles southeast of the property, and can adequately serve the site without a need for alteration. Impact fees will be paid to mitigate the project’s proportionate impact on these facilities. ii. Current police protection facilities can adequately serve the site without a need for alteration. Impact fees will be paid to mitigate the project’s proportionate impact on
these facilities.
iii. The project will not generate new students that would otherwise be attending schools within the Visalia Unified School District. The developer will be required to pay
the appropriate school impact fees in order to receive
building permits, which will mitigate any increased
impact on school facilities. Impact fees are already
imposed with building permits.
iv. Current park facilities can adequately serve the site without a need for alteration. Impact fees will be paid to mitigate the project’s proportionate impact on these
facilities.
v. Other public facilities can adequately serve the site without a need for alteration.

XVI. RECREATION
a. The proposed project does not include recreational
facilities or require the construction or expansion of
recreational facilities within the area that might have an adverse physical effect on the environment. The project will not increase the use of existing neighborhood and
regional parks as no residential uses are proposed.
b. The proposed project does not include recreational
facilities or require the construction or expansion of
recreational facilities within the area that might have an adverse physical effect on the environment.

XVII. TRANSPORTATION AND TRAFFIC
a. Development and operation of the project is not
anticipated to conflict with applicable plans, ordinances, or policies establishing measures of effectiveness of the
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City’s circulation system. The project will result in an increase in traffic levels on arterial and collector roadways, although the City of Visalia’s Circulation Element has been prepared to address this increase in traffic.
b. Development of the site will result in increased traffic in the area, but will not cause a substantial increase in traffic on the city’s existing circulation pattern.

The City of Visalia, in determining the significance of transportation impacts for land use projects, recognizes the adopted City of Visalia Vehicle Miles Travelled (VMT) Thresholds and Implementation Guidelines (“Guidelines”) recommended threshold as the basis for what constitutes a significant or less than significant transportation impact.

The Guidelines recommend a 16% reduction target based
on the Greenhouse Gas emission reduction target for
2035 for the Tulare County region set by the SB 375
Regional Plan Climate Target. Therefore, residential , office, and mixed -use projects exceeding 16% below the existing VMT per capita is indicative of a significant
environmental impact. In the case of mixed -use projects, the City may use the predominant land use for its analysis.

These areas are indicated by green -colored VMT zones
as shown on Figures 6, 7, and 8 of the City of Visalia
Guidelines.

For the metric measuring VMT per trip distance, a map of the City of Visalia, produced by Tulare County Association of Governments (TCAG), provides areas of VMT per
capita (for use with residential projects) with 84% or less average VMT per trip distance, or 16% below the regional average. In the subject site’s TAZ, the current average trip distance experienced is 16.89 miles, which is below the average county-wide trip distance of 31 miles and the 16% target reduction of 31 miles. This justifies the site’s green- colored VMT zone shown on Exiting VMT Per Capita Map
(Exhibit 6 of the Guidelines document).

The project results in a less than significant impact
regarding projects that would exceed VMT Thresholds
established by the City , on account that commercial uses are the predominant land uses in the project and the
project screens out being within a green -colored VMT
shown as shown on the Existing VMT Per Capita Map
(Exhibit 6 of the Guidelines document).
c. There are no planned geometric designs associated with the project that are considered hazardous.
d. The project will not result in inadequate emergency
access.

XVIII. TRIBAL CULTURAL RESOURCES
The proposed project would not 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 Na tive American tribe.
a. The site is not 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).
b. The site has been determined to not 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.

Pre-consultations letters were sent to local tribes in
accordance with AB 52, providing tribes a 30-day early
review period. Staff did not receive comment from any of the tribes.

Further, the EIR (SCH 2010041078) for the 2014 General Plan update included a thorough review of sacred lands files through the California Native American Heritage Commission.

The sacred lands file did not contain any known cultural resources information for the Visalia Planning Area.

XIX. UTILITIES AND SERVICE SYSTEMS
a. The project will be connecting to existing City sanitary sewer lines, consistent with the City Sewer Master Plan.

The Visalia wastewater treatment plant has a current rated capacity of 22 million gallons per day, but currently treats an average daily maximum month flow of 12.5 million
gallons per day. With the completed project, the plant has more than sufficient capacity to accommodate impacts
associated with the proposed project. The proposed
project will therefore not cause significant environmental impacts.

Existing sanitary sewer and storm water mains are on site and the applicant will be connecting to services . Usage of these lines is consistent with the City Sewer System
Master Plan and Storm Water Master Plan. These
improvements will not cause significant environmental
impacts.
b. The project will not result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects.
c. The City has determined that there is adequate capacity existing to serve the site’s projected wastewater treatment demands at the City wastewater treatment plant.
d. Current solid waste disposal facilities can adequately serve the site without a need for alteration.
e. The project will be able to meet the applicable regulations for solid waste. Removal of debris from construction will be subject to the City’s waste disposal requirements.

XX. WILDFIRE
a. The project is located on a site that is adjacent on multiple sides by existing development. The site will be further served by multiple points of access. In the event of an emergency response, coordination would be made with
the City’s Engineering, Police, and Fire Divisions to
ensure that adequate access to and from the site is
maintained.
b. The project area is relatively flat and the underlying soil is not known to be unstable. Therefore, the site is not in a location that is likely to exacerbate wildfire risks.
c. The project is located on a site that is adjacent on multiple sides by existing development. New project development will require the installation and maintenance of associated infrastructure extending from adjacent off -site locations to 380
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City of Visalia Community Development

the project site ; however the infrastructure would be
typical of commercial development and would be
developed to the standards of the underlying responsible agencies.
d. The project area is relatively flat and the underlying soil is not known to be unstable. Therefore, the site is not in a location that would expose persons or structures to
significant risks of flooding or landslides.

XXI. MANDATORY FINDINGS OF SIGNIFICANCE
a. The project will not affect the habitat of a fish or wildlife species or a plant or animal community. This site was evaluated in the Program EIR ( SCH No. 2010041078) for the City of Visalia’s General Plan Update for conversion to urban use. The City adopted mitigation measures for
conversion to urban development. Where effects were still determined to be significant a statement of overriding
considerations was made.
b. This site was evaluated in the Program EIR ( SCH No. 2010041078) for the City of Visalia General Plan Update for the area’s conversion to urban use. The City adopted mitigation measures for conversion to urban development.

Where effects were still determined to be significant a statement of overriding considerations was made.
c. This site was evaluated in the Program EIR ( SCH No. 2010041078) for the City of Visalia General Plan Update for conversion to urban use. The City adopted mitigation measures for conversion to urban development. Where
effects were still determined to be significant a statement of overriding considerations was made.
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DETERMINATION OF REQUIRED ENVIRONMENTAL DOCUMENT

On the basis of this initial evaluation:

X I find that the proposed project COULD NOT have a significant effect on the environment. 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 the mitigation measures described on the attached sheet have been added to the project. A MITIGATED NEGATIVE DECLARATION WILL BE PREPARED.

I find 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. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed.

I find that as a result of the proposed project no new effects could occur, or new mitigation measures would be required that have not been addressed within the scope of the Program Environmental Impact Report (SCH No. 2010041078). The Environmental Impact Report prepared for the City of Visalia General Plan was certified by Resolution N o. 2014-37 adopted on October 14, 2014. THE PROGRAM ENVIRONMENTAL IMPACT REPORT WILL BE UTILIZED.

June 6, 2025

Brandon Smith, AICP Date
Environmental Coordinator

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General Plan Amendment No. 2024-02, Change of Zone No. 2024-03, Conditional Zoning Agreement No. 2024-04, and Variance No. 2024-03.

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2809 Unicorn Road, Suite 103
Bakersfield, California 93308
(661) 393-9711 Office
(661) 393-9710 Fax

LOS ANGELES • SAN JOSE • FRESNO • STOCKTON • BAKERSFIELD DALLAS • SEATTLE • DENVER
January 10, 2024 Job No. 2-423-1233

Mr. Kurt Vote

WANGER JONES HELSLEY PC
265 East River Park Circle, Suite 310
Fresno, CA 93720

Office: (559) 289-3144
Email: [email protected]

SUBJECT: PHASE I ENVIRONMENTAL SITE ASSESSMENT
Proposed Derrel’s Mini Storage Facility No. 19
Ben Maddox Way Expansion
1700 East Goshen Avenue
Visalia, CA

Dear Mr. Vote:

At your request and authorization, SALEM Engineering Group, Inc. (SALEM) has conducted this Phase I Environmental Site Assessment (ESA) of the proposed Derrel’s Mini Storage Facility No. 19 - Ben Maddox Way Expansion site located at 1700 East Goshen Avenue in Visalia, California (subject property). During the course of this assessment, SALEM identified the following evidence of Recognized Environmental Conditions (RECs) in connection with the subject property as defined by ASTM E1527-21:

Hazardous material/hazardous waste storage locations were observed to be located on both paved and unpaved surfaces. Significant staining of both the asphalt -paved and unpaved hazardous material/hazardous waste storage locations was observed. Hazardous material/hazardous waste storage locations did not include secondary containment and were not covered. SALEM recommends consolidating and characterizing the cont ents of all unlabeled 55 -gallon drums and five-gallon containers of hazardous waste for off -site disposal/recycling in compliance with all applicable local, state, and federal regulations. SALEM also recommends that all remaining on-site hazardous substances or petroleum products/hazardous waste be stored in compliance with applicable local, state, and federal regulations. Additionally, SALEM recommends conducting a Limited Soils Assessment (LSA) of the shallow soils beneath the hazardous material/hazardous waste storage locations for the purpose of assessing if on -site soils have been impacted by unauthorized releases of petroleum hydrocarbons.

• According to San Joaquin Valley Air Pollution Control District (SJVAPCD) records, at least two paint spray booths were utilized at the subject property from at least 1981 until at least 2013. Various Notice of Violation (NOVs) were identified with regard to the former spray booth usage associated with the automotive collision repair activities conducted at the subject property. Based on the long- term usage and the numerous violations associated with the solvent on -site, it is possible that the former spray booths have negatively impacted the subject property. Benzene, toluene, lead, and chromium are commonly found in paints and solvents utilized in the collision repair industry. In light of historical data associated with the collision repair industry and the length of time the paint spray booths operated on-site (approximately 32 years), the potential for a past releases does exist which 384
Project No. 2-423-1233
January 10, 2024
Page No. 2

may present a potential vapor intrusion issue. Vapor intrusion is a way by which chemicals in soil and groundwater can migrate into indoor air. Chemical vapors moving up through soil and into a building are a potential source of indoor air contamination an d may pose a risk to human health.

Consequently, SALEM recommends conducting a soil vapor gas survey within the subject property structures for the purpose of establishing baseline indoor vapor concentrations.

• During SALEM’s site reconnaissance, several areas of dark stained soil were observed throughout the subject property. Additionally , several crushed and cut vehicles which once contained automotive fluids, primarily engine oil, were observed in the storage yard area of the subject property. The dark stained soil and areas of stressed vegetation are likely associated with the poor hazardous material/hazardous waste housekeeping practices during operations at the subject property. SALEM recommends conducting a LSA of the shallow soils in these areas.

• According to a representative from the City of Visalia Public Works Department (VPWD), a sewer lateral is not connected to the subject property. It is possible that septic systems are associated with the on-site structures. However, it is unknown if septic systems are currently located in the vicinity of the on-site structures. The suspected septic systems may have acted as a conduit for contaminants to enter on -site soil from potential past unauthorized disposal of hazardous substances and/or petroleum pro ducts utilized for vehicle maintenance into drains, sinks and toilets. Therefore, SALEM recommends conducting a LSA in the vicinity of the septic system s for the purpose of assessing the potential impact to on-site shallow soils from hazardous substances and/or petroleum products which may have been illicitly disposed into the septic systems.

We appreciate the opportunity to assist you with this project. If you have any questions, or if we may be of further assistance, please do not hesitate to contact our office at (661) 393-9711.

Respectfully submitted,

SALEM Engineering Group, Inc.

Richard McCondichie, EP, CAC
Senior Environmental Project Manager

385

LOS ANGELES • SAN JOSE • FRESNO • STOCKTON • BAKERSFIELD DALLAS • SEATTLE • DENVER

PHASE I

ENVIRONMENTAL SITE

ASSESSMENT

PROPOSED DERREL’S MINI STORAGE FACILITY NO. 19

BEN MADDOX WAY EXPANSION
1700 EAST GOSHEN AVENUE

VISALIA, CALIFORNIA

SALEM PROJECT NO. 2-423-1233
JANUARY 10, 2024

PREPARED FOR:

MR. KURT F. VOTE

WANGER JONES HELSLEY PC
265 E. RIVER PARK CIRCLE, SUITE 310
FRESNO, CA 93720

PREPARED BY:

SALEM ENGINEERING GROUP, INC.
2809 UNICORN ROAD, SUITE 103
BAKERSFIELD, CA 93308
P: (661) 393-9711
F: (661) 393-9710
www.salem.net

GEOTECHNICAL ● ENVIRONMENTAL ● GEOLOGY ● MATERIALS TESTING & INSPECTION ● FORENSIC ● LABORATORY 386

TABLE OF CONTENTS
Job No. 2-423-1233

1.0 EXECUTIVE SUMMARY ........................................................................................................... 1

2.0 PURPOSE AND SCOPE OF ASSESSMENT ............................................................................. 2

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

2.2 Scope of Work ................................................................................................................................. 3

3.0 SITE DESCRIPTION .................................................................................................................... 4

4.0 PHYSIOGRAPHY AND HYDROGEOLOGIC CONDITIONS ............................................... 4

5.0 SITE RECONNAISSANCE ........................................................................................................... 5

5.1 Observations ..................................................................................................................................... 5

5.2 Adjacent Streets and Property Usage ............................................................................................... 6

5.3 Potable Water Source ....................................................................................................................... 7

5.4 Sewage Disposal System ................................................................................................................. 7

5.5 Heating and Cooling Source ............................................................................................................ 7

6.0 USER-PROVIDED INFORMATION.......................................................................................... 7

6.1 Environmental Lien and AUL Search Report .................................................................................. 7

6.2 Phase I Environmental Site Assessment User Questionnaire .......................................................... 7

7.0 SITE USAGE SURVEY ................................................................................................................ 8

7.1 Phase I Environmental Site Assessment Owner Questionnaire ....................................................... 8

7.2 Historical Aerial Photograph Review .............................................................................................. 8

7.3 Building Permit Report .................................................................................................................. 10

7.4 City Directories .............................................................................................................................. 10

7.5 Sanborn Fire Insurance Maps ........................................................................................................ 10

7.6 Agricultural Chemicals .................................................................................................................. 11

7.7 Phase I Environmental Site Assessment Interview - Previous Owner ........................................... 11

7.8 Previous Environmental Reports ................................................................................................... 11

8.0 REGULATORY AGENCY RECORDS REVIEW .................................................................. 11

8.1 Standard Environmental Record Sources ...................................................................................... 13

9.0 POTENTIAL VAPOR ENCROACHMENT CONDITION .................................................... 17

9.1 Vapor Encroachment Screening .................................................................................................... 17

10.0 BUSINESS ENVIRONMENTAL RISKS .................................................................................. 19

10.1 Asbestos-Containing Building Materials ....................................................................................... 19

10.2 Lead-Based Paint ........................................................................................................................... 19

10.3 Radon ............................................................................................................................................. 20

10.4 Mold ............................................................................................................................................... 20

11.0 DISCUSSION OF FINDINGS .................................................................................................... 20

11.1 Evaluation of Data Gaps/Data Failure ........................................................................................... 21

12.0 SUMMARY AND CONCLUSIONS .......................................................................................... 22

13.0 LIMITATIONS ............................................................................................................................ 23

14.0 QUALIFICATIONS .................................................................................................................... 24

15.0 REFERENCES ............................................................................................................................. 25

387

TABLE OF CONTENTS (cont’d)
Job No. 2-423-1233

PHOTOGRAPHS

Following the Text of the Report

FIGURES

Topographic Map ......................................................................................................................................... .1 Aerial Photograph ........................................................................................................................................ .2 Site Map ....................................................................................................................................................... .3

APPENDICES

Environmental Lien and AUL Search Report ............................................................................................. .A Phase I ESA All Appropriate Inquiry (AAI) User Questionnaire .................................................................B Phase I ESA All Appropriate Inquiry (AAI) Owner Questionnaires ............................................................C Aerial Photographs ...................................................................................................................................... .D Building Permit Report ................................................................................................................................ .E City Directory Image Report........................................................................................................................ .F Sanborn Fire Insurance Maps ..................................................................................................................... .G San Joaquin Valley Air Pollution Control District Records ........................................................................ H EDR Radius Map Report ............................................................................................................................... I Professional Resumes ................................................................................................................................... .J

388

2809 Unicorn Road, Suite 103
Bakersfield, California 93308
(661) 393-9711 Office
(661) 393-9710 Fax

LOS ANGELES • SAN JOSE • FRESNO • STOCKTON • BAKERSFIELD DALLAS • SEATTLE • DENVER
January 10, 2024 Job No. 2-423-1233

PHASE I ENVIRONMENTAL SITE ASSESSMENT

DERREL’S MINI STORAGE FACILITY NO. 19

BEN MADDOX WAY EXPANSION
1700 EAST GOSHEN AVENUE

VISALIA, CALIFORNIA

1.0 EXECUTIVE SUMMARY

SALEM Engineering Group, Inc. (SALEM) has conducted a Phase I Environmental Site Assessment (ESA) of the Derrel’s Mini Storage Facility No. 19 - Ben Maddox Way Expansion site located at 1700 East Goshen Avenue in Visalia, California (subject property). The subject property consists of an approximate 9.48-acre irregular-shaped parcel (Tulare County Assessor’s Parcel Number [APN] 098-050-038-000). SALEM conducted this Phase I ESA of the subject property in conformance with the American Society for Testing and Materials (ASTM) E1527-21Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process. The U.S. Environmental Protection Agency (USEPA) has determined that the ASTM E1527-21 Standard is consistent with the requirements for conducting an “All Appropriate Inquiry” under 40 C.F.R. Part 312. Thus, this Phase I ESA constitutes All Appropriate Inquiry (AAI) designed to identify Recognized Environmental Conditions (RECs) in connection with the previous ownership and uses of the subject property as defined by ASTM E1527-21 and 40 C.F.R. Part 312.

ASTM E1527 -21 Section 1.1.1 Recognized Environmental Conditions – The term recognized environmental conditions is defined as “(1) the presence of hazardous substances or petroleum products in, on or at the subject property due to a release to the environment; (2) the likely presence of hazardous substances or petroleum products in, on or at the subject property due to a release or likely release to the environment; or (3) the presence of hazardous substances or petroleum products in, on or at the subject property under conditions that pose a material threat of a future release to the environment.” Conditions determined to be de minimis are not recognized environmental conditions.

SALEM identified the following evidence of REC s in connection with the subject property as defined by ASTM E1527-21:

Hazardous material/hazardous waste storage locations were observed to be located on both paved and unpaved surfaces. Significant staining of both the asphalt -paved and unpaved hazardous material/hazardous waste storage locations was observed. Hazardous material/hazardous waste storage locations did not include secondary containment and were not covered. SALEM recommends consolidating and ch aracterizing the contents of all unlabeled 55 -gallon drums and five-gallon containers of hazardous waste for off -site disposal/recycling in compliance with all applicable local, state, and federal regulations. SALEM also recommends that all remaining on-site hazardous substances or petroleum products/hazardous waste be stored in compliance with applicable local, state, and federal regulations. Additionally, SALEM recommends conducting a 389
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January 10, 2024
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Limited Soils Assessment (LSA) of the shallow soils beneath the hazardous material/hazardous waste storage locations for the purpose of assessing if on -site soils have been impacted by unauthorized releases of petroleum hydrocarbons.

• According to San Joaquin Valley Air Pollution Control District (SJVAPCD) records, at least two paint spray booths were utilized at the subject property from at least 1981 until at least 2013. Various Notice of Violation (NOVs) were identified with regard to the former spray booth usage associated with the automotive collision repair activities conducted at the subject property. Based on the long- term usage and the numerous violations associated with the solvent on -site, it is possible that the former spray booths have negatively impacted the subject property. Benzene, toluene, lead, and chromium are commonly found in paints and solvents utilized in the collision repair industry. In light of historical data associated with the collision repair industry and the length of time the paint spray booths operated on-site (approximately 32 years), the potential for a past releases does exist which may present a potential vapor intrusion issue. Vapor intrusion is a way by which chemicals in soil and groundwater can migrate into indoor air. Chemical vapors moving up through soil and into a building are a potential source of indoor air contamination and may pose a risk to human health.

Consequently, SALEM recommends conducting a soil vapor gas survey within the subject property structures for the purpose of establishing baseline indoor vapor concentrations.

• During SALEM’s site reconnaissance, several areas of dark stained soil were observed throughout the subject property. Additionally, several crushed and cut vehicles which once contained automotive fluids, primarily engine oil, were observed in the storage yard area of the subject property. The dark stained soil and areas of stressed vegetation are likely associated with the poor hazardous material/hazardous waste housekeeping practices during operations at the subject property. SALEM recommends conducting a LSA of the shallow soils in these areas.

2.0 PURPOSE AND SCOPE OF ASSESSMENT

2.1 Purpose
According to ASTM E1527-21, the purpose of this practice is to define good commercial and customary practice in the United States of America for conducting an environmental site assessment of a parcel of commercial real estate with respect to the range of contaminants within the scope of the Comprehensive Environmental Response, Compensation and Liability Act (CERCLA) (42 U.S.C. §9601) and petroleum products. As such, this practice is intended to permit a user to satisfy one of the requirements to qualify for the innocent la ndowner, contiguous property owner, or bona fide prospective purchaser limitation on CERCLA liability (hereinafter, the “landowner liability protections,” or “LLPs”): that is, the practice that constitutes “all appropriate inquiry into the previous ownership and uses of the property consistent with good commercial or customary practice” as defined at 42 U.S.C. §9601(35) (B). 390
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The Phase I ESA was conducted to identify ‘Recognized Environmental Conditions’ (RECs), ‘Controlled RECs’ (CRECs) and ‘Historical RECs’ (HRECs) as defined by the American Society for Testing and Materials (ASTM) Designation E1527-21 Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process. Section 1.1.1 of the ASTM Designation E1527-21 defines an REC as “(1) the presence of hazardous substances or petroleum products in, on or at the subject property due to a release to the environment; (2) the likely presence of hazardous substances or petroleum products in, on or at the subject property due to a release or likely release to the environment; or (3) the presence of hazardous substances or petroleum products in, on or at the subject property under conditions that pose a material threat of a future release to the environment.” The term as further defined by ASTM “is not intended to include de minimis conditions that generally do not present a threat to human health or the environment and that generally would not be the subject of an enforcement action if brought to the attention of appropriate governmental agencies.” Section 3.2.18 defines a CREC as “a recognized environmental condition affecting the subject property that has been addressed to the satisfaction of the applicable regulatory authority or authorities with hazardous substances or petroleum products allowed to remain in place subject to implementation of controls (for example, activity and use limitations or other property use limitations).” Section 3.2.42 defines HREC as “a previous release of hazardous substances or petroleum products affecting the subject property that has been addressed to the satisfaction of the applicable regulatory authority or authorities and meeting unrestricted use criteria established by the applicable regulatory authority or authorities, without subjecting the property to any controls (for example activity and use limitations, or other property use limitations).”

2.2 Scope of Work
The objective of the SALEM Phase I ESA scope of work is to provide an evaluation of RECs at the subject property and potential off-site sources. The scope of work for this Phase I ESA conforms to ASTM E1527-

21. SALEM was provided authorization to conduct the Phase I ESA by Mr. Kurt Vote with Wanger, Jones, Helsley PC, on December 5, 2023 in accordance SALEM’s proposal P2-423-1808. In fulfillment of the SALEM scope of work for this Phase I ESA, SALEM was retained to perform the following tasks:

➢ Acquire readily available information regarding land -use history and property development by reviewing historical aerial photographs, pertinent building permit records, historic city directories, as well as reviewing recent and historic topographic land -use maps of the subject property and surrounding area.

➢ Reviewing readily available local, state , and federal regulatory agency databases listed in ASTM E1527-21 and compiled by Environmental Data Resources, Inc. (EDR), including but not limited to CERCLA and NPL lists for sites within one mile of the subject property. State databases, including but not limited to CALSITES, Hazardous Substance Account Act, Cortese, SWIS, SWAT, Well Investigation Program (AB1803), and LUST, were reviewed for sites within one mile of the subject property.

➢ Performing a reconnaissance of the subject property and surrounding areas (up to one-half mile beyond site boundary), with regard to potential off -site sources of degradation to the subject property, which included photograph documentation of subject property conditions, and identification of potential environmental concerns. Interviews with persons knowledgeable of the previous and current ownership and uses of the subject property.

➢ Identifying aboveground storage tanks and/or indications of underground storage tanks on-site.

➢ In addition to ASTM E1527 -21, SALEM recognizes ASTM Standard Guide for Vapor Encroachment Screening (VES) on Property Involved in Real Estate Transactions (ASTM E2600- 391
Project No. 2-423-1233
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22) as an industry-accepted guideline to determine if a Vapor Encroachment Condition (VEC) exists at the target property. A VES consists of reviewing the Phase I ESA data combined with the application of professional judgment. SALEM evaluates the regulatory agency d atabases to determine if there are known or suspect contaminated sites within a minimum search distance of the target property. In addition, SALEM attempted to determine whether soil and/or groundwater have been impacted within the critical distances outlined in ASTM E2600-22.

➢ Preparing this report of SALEM’s findings and recommendations if warranted.

3.0 SITE DESCRIPTION

The subject property consists of an approximate 9.48-acre irregular-shaped parcel (Tulare County APN 098-050-038-000) located at 1700 East Goshen Avenue in Visalia, California. At the time of SALEM’s December 27, 2023 site reconnaissance, the subject property was occupied by a multi-tenant light industrial facility consisting of five structures and an auto salvage/towing yard, as well as associated driveways and parking areas. The subject property is located in within Section 28, Township 18 South, Range 25 East, Mount Diablo Base and Meridian, Visalia, California, 7.5-minute United States Geological Survey (USGS) topographic map, dated 2021.

4.0 PHYSIOGRAPHY AND HYDROGEOLOGIC CONDITIONS

The subject property is in San Joaquin Valley, which is a topographic and structural basin that is bounded on the east by the Sierra Nevada geomorphic province and on the west by the Coast Ranges geomorphic province. The San Joaquin (Great Valley Geomorph ic Province) is an alluvial plain about 50 miles wide and 400 miles long in the central part of California. The Great Valley is an elongated trough in which sediments have been deposited almost continuously for the last approximately 160 million years (Jurassic).

The Great Valley sediments reach depths of about 30,000 feet at its southern end, and include large volume of sediments of Mesozoic through Recent age. Recent alluvium covers nearly the entire valley floor, and has largely been derived from the adjacent Sierra Nevada except in the westernmost portions of the valley.

The San Joaquin Valley represents the southern portion of the Central Valley of California, also referred to as the Great Valley geomorphic province. The most extensive geomorphic units in the province include dissected uplands, low alluvial plains and fans, river floodplains and channels, and overflow lands and lake bottoms. The valley represents the alluvial, flood, and delta plains of two major rivers (the Sacramento and San Joaquin rivers) and their tributaries. The high alluvial fans are the largest ge omorphic features in the Merced area. These fans lie from 10 to 90 feet above the channels of the present day rivers and are not subject to inundation by the rivers. The Merced area alluvial fans form part of a continuum of fans along the eastern margin of the San Joaquin Valley structural trough. The sediments are derived from the Sierra Nevada to the east — most of the sediment is of probable glacial origin. The east side fans are formed by meandering or braided stream floodplain processes that contain more well-sorted, fine-grained material and have gentler slopes than the semiarid fans on the west side of the San Joaquin Valley. The east side fans have low relief with very gentle gradients.

According to California Regional Water Quality Control Board (RWQCB) records for the Southern California Edison - Visalia Pole Yard leaking underground storage tank (LUST) site at 432 North Ben Maddox Way, located approximately 762 feet south-southwest of the subject property, groundwater was expected to be encountered at approximately 60 feet below ground surface (bgs). Based upon SALEM’s topographic map 392
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interpretation, the estimated groundwater flow direction is anticipated to follow the topography at the subject property towards the south-southwest. However, local groundwater level and flow direction may vary due to seasonal fluctuations in precipitation, usage demands, geology, and/or surface topography.

5.0 SITE RECONNAISSANCE

A site reconnaissance, which included a visual observation of the subject property and properties within the subject area, was conducted by SALEM’s environmental assessor on December 27, 2023. The objective of the site reconnaissance is to identify RECs, including the storage and handling of hazardous substances and petroleum products on or in the vicinity of the subject property which have the potential to environmentally impact on-site soils, surface water and groundwater.

5.1 Observations
Table I summarizes the visual observations made during our site reconnaissance. A discussion of the physical observations follows Table I. Refer to the Site Map (Figure 1) and color photographs following the text for the locations of the features discussed in this section of the report.

TABLE I
Summary of Observations during Site Reconnaissance

FEATURE OBSERVED NOT OBSERVED
Structures (existing) X
Evidence of past uses X
Hazardous substances and/or petroleum products (including containers) X Aboveground storage tanks (ASTs) X
Underground storage tanks (USTs) or evidence of USTs X Strong, pungent, or noxious odors X
Pools of liquid likely to be hazardous materials or petroleum products X Drums X
Unidentified substance containers X
Pad-mounted/Pole-mounted transformers/capacitors/other PCB-containing equipment X Subsurface hydraulic equipment X
Heating/ventilation/air conditioning (HVAC) X
Stains or corrosion on floors, walls, or ceilings X
Floor drains and sumps X
Pits, ponds, or lagoons X
Stained soil and/or pavement X
Stressed vegetation X
Waste or wastewater discharges to surface or surface waters on subject property (including stormwater) X
Wells (irrigation, domestic, dry, injection, abandoned, monitoring wells) X Septic Systems X
The subject property consists of an approximate 9.48-acre irregular-shaped parcel (Tulare County APN 098- 050-038-000) located at 1700 East Goshen Avenue in Visalia, California. At the time of SALEM’s site reconnaissance, the subject property was occupied by a multi-tenant light industrial facility consisting of five structures and an auto salvage/towing yard, as well as associated driveways and parking areas. The five buildings were single-story metal frame structures on concrete slab-on grade foundations with metal exterior walls and metal roofs. The subject property was occupied by six tenants: United Auto (an auto repair facility); Richard’s Towing (a towing yard); Elmer’s Automotive (an auto repair facility); Sam’s Towing (a towing yard); Tulare County Crime Lab (a forensic facility); ASAP Towing (a towing company); and a personal storage facility. Access to the interior structures was not provided at the time of the site reconnaissance.

393
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• At the time of SALEM’s site reconnaissance, moderate quantities of hazardous substances and/or petroleum products and hazardous wastes were observed to be stored and handled on the subject property. These materials are utilized during automobile maintenance activities conducted by various tenants of the subject property. Some staining from oil and petroleum-based fluids was observed on the concrete floors of the vehicle service areas. However, the staining appeared to be de minimis and does not represent an REC to the subject property.

• Several unlabeled 55-gallon drums and five-gallon containers of what appeared to have been waste oil and used antifreeze were observed to have been stored at several locations on the subject property.

Several leaking containers were observed. Hazardous material/hazardous waste storage locations were observed to be located on both paved and unpaved surfaces. Significant staining of both the asphalt- paved and unpaved hazardous material/hazardous waste storage locations was observed. Hazardous material/hazardous waste storage locations did not include secondary containment and/or were not covered. SALEM recommends consolidating and characterizing the contents of all unlabeled 55 - gallon drums and five -gallon containers of hazardous was te for off -site disposal/recycling in compliance with all applicable local, state, and federal regulations. SALEM also recommends that all remaining on -site hazardous substances or petroleum products/hazardous waste be stored in compliance with applicable local, state, and federal regulations.

• Several areas of dark stained soil were observed throughout the subject property. Additionally several crushed and cut vehicles which once contained automotive fluids, primarily engine oil, were observed in the storage yard area of the subject property. The dark stained soil and areas of stressed vegetation are likely associated with the poor hazardous material/hazardous waste housekeeping practices observed during operations at the subject property.

• Several pole-mounted electrical transformers were observed on the subject property. The transformer casings displayed no visual evidence of leakage and the ground surface below the transformer s displayed no evidence of discoloration. Based on the absence of staining or fluids adjacent to the on- site transformers at the time of SALEM’s site reconnaissance, the on-site transformers are not currently anticipated to pose an adverse impact to the subject property.

• No other obvious evidence (vent pipes, fill pipes, dispensers, etc.) of USTs was noted within the area observed. No standing water or major depressions were observed on the subject property. No indications of former structures, such as foundations, were observed on the subject property.

5.2 Adjacent Streets and Property Usage
Table II summarizes the adjacent streets and properties uses observed during the SALEM’s site reconnaissance.

TABLE II
Adjacent Streets and Property Use

DIRECTION ADJACENT STREET ADJACENT PROPERTY USE
North None Apartments
East None BR Welding & Fabrication (1716 E. Goshen Avenue) South East Goshen Avenue Storage Yard; Safety Network (1606 E. Goshen Avenue); Cad-Cam Tool & Die (1526 E. Goshen Avenue); Dump On Us (335 N. Cain Street) West None Derrel’s Mini Storage (800 N. Ben Maddox Way) Based on the observed uses of the properties located immediately adjacent to the subject property, it is unlikely that significant quantities of hazardous substances or petroleum products are stored or handled at the adjoining properties.
394
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5.3 Potable Water Source
The water purveyor for the subject property is the California Water Service (CWS). The CWS’ water quality monitoring is an on-going program with water samples obtained on a regular basis. It is the responsibility of the CWS to provide customers with potable water in compliance with the California State Maximum Contaminant Levels (MCLs) for primary drinking water constituents in water supplied to the public. Water sampling was not conducted to verify water quality.

5.4 Sewage Disposal System
On December 28, 202 3, the VPWD was contacted regarding sewer service for the subject property.

According to a representative with the VPWD, a sewer lateral is not connected to the s ubject property.

Therefore, i t is possible that septic systems are associated with the on -site structures. However, it is unknown if septic systems are currently located in the vicinity of the on-site structures. The suspected septic systems may have acted as a conduit for contaminants to enter on-site soil from potential past unauthorized disposal of hazardous substances and/or petroleum products utilized for vehicle maintenance into drains, sinks and toilets. The suspected septic systems present an REC to the subject property and additional investigation is recommended to determine if on-site soils have been impacted by past unauthorized releases of petroleum hydrocarbons into the septic systems.

5.5 Heating and Cooling Source
Heating and cooling systems as well as domestic hot water equipment are fueled by electricity and natural gas provided by Southern California Edison and Southern California Gas Company, respectively. The mechanical system is comprised of a split system with a central unit and interior air-handler and an exterior condenser. Hot water is provided by natural gas water heating units. No documentation of fuel oil use was identified during review of reasonably ascertainable records and no visual evidence of fuel oil use was identified during the site reconnaissance.

6.0 USER-PROVIDED INFORMATION

A review of the user-provided Title report and a Phase I ESA User Questionnaire was conducted in order to help identify pertinent information regarding potential environmental impacts associated with the subject property.

6.1 Environmental Lien and AUL Search Report
An Environmental Lien and activity and use limitations (AUL) Search report for the subject property prepared by EDR, dated December 8, 2023 was provided for SALEM’s review. The Environmental Lien and AUL Search report was reviewed to identify potential deed restrictions, environmental liens, or activity and use limitations (AULs) which may have occurred on or exist in connection with the subject property as indicated by the Environmental Lien and AUL Search report. SALEM’s review of the Environmental Lien and AUL Search report indicated no deed restrictions, environmental liens, or AULs in connection with the subject property.

Please refer to Appendix A for a copy of the EDR-provided Environmental Lien and AUL Search report.

6.2 Phase I Environmental Site Assessment User Questionnaire On January 2, 2024, a Phase I ESA User Questionnaire was completed by Ms. Karen Kendall with Darrel’s Mini Storage. Please refer to Appendix B for a copy of the Phase I ESA User Questionnaire.

In order to quality for one of the Landowner Liability Protections (LLPs) offered by the Small Business Liability Relief and Brownfields Revitalization Act of 2001 (the “Brownfields Amendments”), the user must provide the following information (if available) to the environmental professional. Failure to provide this information could result in a determination that “all appropriate inquiry” is not complete. The user is asked to provide information or knowledge of the following:
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➢ Environmental cleanup liens that are filed or recorded against the site. ➢ Activity and land use limitations that are in place on the site or that have been filed or recorded in a registry.
➢ Specialized knowledge or experience of the person seeking to quality for the LLPs. ➢ Relationship of the purchase price to the fair market value of the property if it were not contaminated. ➢ Commonly known or reasonably ascertainable information about the property. ➢ The degree of obviousness of the presence or likely presence of contamination at the property, and the ability to detect the contamination by appropriate investigation.

According to Ms. Kendall, to the best of her knowledge as the user of this Phase I ESA, no environmental cleanup liens and no activity or land use limitations have been filed or recorded against the subject property.

Ms. Kendall indicated that she did not have knowledge of the past or current spills or chemical releases or environmental cleanups at the subject property. Additionally, Ms. Kendall indicated that the purchase price of the subject property reasonably reflects fair market value.

7.0 SITE USAGE SURVEY

In order to assess the subject property’s history, SALEM reviewed a completed Phase I ESA Owner Questionnaire, historical aerial photographs, building department records, city directories, planning department records and SFIMs.

7.1 Phase I Environmental Site Assessment Owner Questionnaire On January 8, 2024, a Phase I ESA Owner Questionnaire was completed by Ms. Candice Weaver, the representative for Edwards Irrevocable Living Trust, the current owner of the subject property. The Phase I ESA Owner Questionnaire is designed to provide pertinent information regarding potential environmental and historical impacts associated with the subject property. Ms. Weaver reported that Edwards Irrevocable Living Trust has owned the subject property since February 2012 and that the subject property is currently developed with automotive businesses.

According to Ms. Weaver, to the best of her knowledge, she was unsure about on-site treatment or discharge of waste; unsure about on-site leach fields, dry wells, sumps, or disposal ponds; unsure about use, storage, or disposal of hazardous substances and/or petroleum products; unsure about existing or former USTs or ASTs; unsure about hazardous material spills; unsure about buried materials; unsure about domestic, monitoring, or irrigation wells; or any additional items of environmental concern associated with the subject property. Please refer to Appendix C for a copy of the Phase I ESA Owner Questionnaire.

7.2 Historical Aerial Photograph Review
Historical aerial photographs of the subject property and vicinity dated 1937, 1952, 1969, 1972, 1977, 1984, 1994, 2006, 2009, 2012, 2016, and 2020 were reviewed to evaluate changes in land -use for the subject property. The historical aerial photographs were supplied by EDR. Refer to Appendix D for a copy of the EDR-provided aerial photographs. A summary of the aerial photography is provided below:

➢ 1937 Aerial Photograph
The subject property appears to be agricultural land. What appears to be a creek or stream is observed traversing the subject property from the northeast to the southwest. No structures are observed on the subject property. A rural residence and agricultural land adjoin the subject property to the north. Agricultural land adjoins the subject property to the east. A paved road (East Goshen Avenue) adjoins the subject property to the south, beyond which is agricultural land. Rural residential and undeveloped land adjoins the subject property to the west. 396
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➢ 1952 Aerial Photograph
The conditions on the subject property and adjoining properties are similar to the 1937 aerial photograph.

➢ 1969 Aerial Photograph
The conditions on the subject property and adjoining properties to the north and west are similar to the 1952 aerial photograph, with the exception of an increase in residential development further north. What appears to be a storage or wrecking yard is observed adjoining to the east of the subject property. East Goshen Avenue adjoins the subject property to the south, beyond which is what appears to be a storage yard for a large industrial facility.

➢ 1972 Aerial Photograph
The subject property appears to be developed with a storage or wrecking yard. What appears to be a small structure is observed on the south-central portion of the property. The adjoining properties to the north and west appear to be undeveloped, with the exception of the residential structures further north. The conditions on the adjoining properties to the south and east are similar to the 1969 aerial photograph.

➢ 1977 Aerial Photograph
The conditions on the subject property and adjoining properties are similar to the 1972 aerial photograph, with the exception of what appears to be an additional structure located on the eastern portion of the subject property.

➢ 1984 Aerial Photograph
The conditions on the subject property and adjoining properties to the east and west are similar to the 1977 aerial photograph , with the exception of an additional structure located on the subject property and the absence of vehicles on the adjoining property to the east . What appear to be the current apartment structures are observed on the adjoining property to the north. A storage yard and commercial development are observed on the adjoining property to the south, beyond which is East Goshen Avenue and undeveloped land.

➢ 1994 Aerial Photograph
The subject property appears to be developed with the current structures and storage or wrecking yard observed during SALEM’s site reconnaissance. The conditions on the subject property and the adjoining properties to the north, east, and south are similar to the 1984 aerial photograph. What appears to be the development of the current mini storage facility is observed on the adjoining property to the west, beyond which is an increase in commercial development.

➢ 2006 Aerial Photograph
The conditions on the subject property and adjoining properties are similar to the 1994 aerial photograph, with the exception of what appears to be the development of the current commercial development to the south across East Goshen Avenue.

➢ 2009 Aerial Photograph
The conditions on the subject property and adjoining properties are similar to the 2006 aerial photograph.

➢ 2012 Aerial Photograph
The conditions on the subject property and adjoining properties are similar to the 2009 aerial photograph.
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➢ 2016 Aerial Photograph
The conditions on the subject property and adjoining properties are similar to the 2012 aerial photograph.

➢ 2020 Aerial Photograph
The conditions on the subject property and adjoining properties are similar to the 201 6 aerial photograph.

7.3 Building Permit Report
On December 6, 2023, SALEM contracted with EDR to provide a Building Permit Report for the subject property address of 1700 East Goshen Avenue. According to the Building Permit Report, the earliest building permit on file for the subject property address was a permit for to “Replace Sewer” dated January 25, 1988.

A permit to “Construct Underground Scale” was dated January 29, 1988. A permit for an “Electrical Panel Change” was dated March 23, 2011. No building permits for items of environmental concern including, USTs, ASTs, septic systems, demolition, or previous structures were on file for the subject property. Please refer to Appendix E for a copy of the EDR-provided Building Permit Report.

7.4 City Directories
On December 6, 2023, SALEM contracted with EDR to provide a City Directory Image Report dated 1959 through 20 20 for the subject property address of 1700 East Goshen Avenue , as well as the adjoining properties. The subject property address was listed in the EDR -provided City Directory Image as being occupied by Prestige Auto Body & Painting/Sam Davis Garage Towing & Auto Wrecking (1981-1986); Prestige Auto Body & Painting/Sam Davis Garage Towing & Auto Wrecking/Elmer’s Automotive (1992- 1995); Prestige Auto Body & Painting/Sam Davis Garage Towing & Auto Wrecking/A1 Auto Towing/Auto Collision Specialties/Elmer’s Automotive/U go Pick A Part Auto Dismantling (2000-2005); Alley Cat Auto Wrecking/Auto Collision Specialties/Elmer’s Automotive/Sam Davis Towing/United Auto Repair (2010); and ASAP Towing/Elmer’s Automotive/United Auto Repair (2014); United Auto Repair (2017); and ASAP Towing/Sam Davis Towing of Visalia (2020) . The subject property address was not listed in any other years. The listed occupants of the adjoining properties di d not appear likely to store or handle significant quantities of hazardous substance or petroleum products that may present an REC to the subject property.

Please refer to Appendix F for a copy of the EDR-provided City Directory Image Report.

7.5 Sanborn Fire Insurance Maps
SALEM reviews SFIMs to evaluate prior land use at the subject property and adjacent properties. SFIMs typically exist for cities with populations of 2,000 or more, the coverage dependent on the location of the property. On December 6, 2023, SALEM contracted with EDR to provide a Fire Insurance Map Abstract indicating the availability of historic SFIMs for the subject property and adjacent properties as far back as 1867. EDR’s search of collections at the Library of Congress, University Public ations of America, and various public and local sources revealed coverage for the subject property and adjacent properties. Refer to Appendix G for a copy of the EDR-provided SFIMs. The SFIM interpretation is provided below:

➢ 1950 SFIM
The subject property and adjoining properties are not depicted on the 19 50 SFIM, with the exception of a commercial facility to the southwest of the subject property.

➢ 1957 SFIM
The subject property and adjoining properties are not depicted on the 19 57 SFIM, with the exception of a “Fertilizer Warehouse” to the southwest of the subject property.

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➢ 1962 SFIM
The subject property and adjoining properties are not depicted on the 1962 SFIM. The conditions on the adjoining property to the southwest are similar to the 1957 SFIM.

7.6 Agricultural Chemicals
Review of historical aerial photographs dating to 1937 indicates the subject property was utilized for agricultural purposes from at least 1937 until sometime between 1969 and 1972 when the subject property was developed with a storage or wrecking yard . Based upon the length of time since the subject property was last used for agricultural purposes, as well as the grading activities conducted on the subject property in preparation for development, which likely disturbed and mixed shallow on-site soils, it is not anticipated that elevated concentrations of environmentally persistent pesticides would be found in the near -surface soils of the subject property. Generally, SALEM’s sampling and analysis of surface soils from properties with similar histories has typically yielded non -detectable concentrations of environmentally persistent pesticides. The potential for elevated concentrations of environmentally persistent pesticides to exist in the near-surface soils of the subject property, which would require regulatory action, is low. Therefore, the historical agricultural use of the subject property does not present an REC to the subject property.

7.7 Phase I Environmental Site Assessment Interview - Previous Owner SALEM attempted to interview the previous owner of the subject property to provide pertinent information regarding potential environmental and historical impacts associated with the subject property. However, a Phase I ESA interview with the previous owner of the subject property was not reasonable ascertainable.

7.8 Previous Environmental Reports
SALEM was not provided with additional environmental reports for the subject property.

8.0 REGULATORY AGENCY RECORDS REVIEW

SALEM conducted a review of regulatory agency records for the purpose of determining if hazardous substances/hazardous wastes have been stored or handled on the subject property and area properties of environmental concern. The most current records available were reviewed.

California Environmental Protection Agency, Department of Toxic Substances Control SALEM’s January 2, 2024 review of the California Environmental Protection Agency, Department of Toxic Substances Control (DTSC) Envirostor California cleanup sites database available via the DTSC website (https://www.envirostor.dtsc.ca.gov/public/), which tracks federal superfund sites, state response sites, voluntary cleanup sites, and school cleanup sites, indicated that no records of cleanup sites are on file with the DTSC for the subject property or adjoining properties.

SALEM additionally searched DTSC’s Hazardous Waste Tracking System (HWTS) database available via the DTSC website ( https://hwts.dtsc.ca.gov/), which tracks hazardous waste manifest and ID Number information. The following information was available regarding the subject property:

The subject property address of 1700 East Goshen Avenue was listed on the DTSC website. United Auto Repair was listed as having had an EPA generator identification number. The EPA generator identification number (ID# CAL000309454), was activated on July 24, 2006 and is still active. No information pertaining to the type of wastes generated under this EPA number was available. No Notices of Violation (NOV) regarding hazardous material storage or handling practices were reported in the DTSC records for this EPA number. Auto Collision Specialties was listed as having had an EPA generator identification number under 399
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the subject property address. The EPA generator identification number (ID# CAL0003 18067), was activated on March 29, 2007 and was inactive on June 30, 200 7. No information pertaining to the type of wastes generated under this EPA number was available. No NOVs regarding hazardous material storage or handling practices were reported in the DTSC records for this EPA number. United Auto Repair was listed as having had another EPA generator identification number under the subject property address. The EPA generator identification number (ID# CAC 002896528), was activated on February 8, 2017 and was inactive on May 11, 2017. No information pertaining to the type of wastes generated under this EPA number was available. No NOVs regarding hazardous material storage or handling practices were reported in the DTSC records for this EPA number.

California Regional Water Quality Control Board
SALEM’s January 2, 2024 review of the RWQCB GeoTracker leaking underground storage tank (LUST) database available via the RWQCB website ( https://geotracker.waterboards.ca.gov/) indicated that no records of LUSTs are on file with the RWQCB for the subject or adjoining properties.

California Geologic Energy Management Division
SALEM reviewed the California Geologic Energy Management Division (CalGEM) Well Finder website (http://maps.conservation.ca.gov/doggr/wellfinder) to evaluate the potential for existing/former oil, gas, or geothermal wells on the subject property or adjoining properties. The subject property is located within CalGEM Inland District. The subject property vicinity is not located within an oil, gas, or geothermal field.

The review of CalGEM information does not indicate that an oil, gas, or geothermal well has been drilled on the subject or adjoining properties.

San Joaquin Valley Air Pollution Control District
On December 6, 2023, the SJVAPCD was contacted regarding records of historical hazardous/flammable permits, hazardous substances and/or petroleum products handling, registered USTs, and unauthorized releases of hazardous substances and/or petroleum products for the subject property. According to the SJVAPCD records, several permits to operate (PTOs) were issued for the former Auto Collision Specialties facility at the subject property address of 1700 East Goshen Avenue. The PTOs included two spray booths and high transfer efficiency coating equipment between 1998 and 2013. Several NOVs were issued for lack of pertinent documentation pertaining to “Spray Booth” operations. However, no open violations were observed on file for the subject property. Based on the length of time the paint spray booths operated on - site (approximately 32 years), the former paint booths are considered a REC. Please refer to Appendix H for copies of SJVAPCD records.

Tulare County Environmental Health Department
On December 6 , 2023 , the Tulare County En vironmental Health Department (T CEHD) was contacted regarding records of USTs, historical hazardous/flammable permits, hazardous materials handling, and unauthorized releases of hazardous substances or petroleum products for the subject property. According to a representative of the TCEHD, no records were available for the subject property.

City of Visalia Fire Department
On December 6, 2023, the City of Visalia Fire Department (V FD) was contacted regarding records of historical hazardous/flammable permits, hazardous materials handling, hazardous/flammable incidents, and/or USTs for the subject property. According to a representative of the VFD, no records were available for the subject property.

Local Area Tribal Records
According to the EDR Radius Map Report, no tribal records are listed for the subject or adjoining properties. 400
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8.1 Standard Environmental Record Sources
EDR performed a search of federal, state, and local regulatory agency databases for the subject property and surrounding area. The various search distances as required by ASTM E1527-21 extended up to one mile from the subject property. Several agencies have published documents that list businesses or properties which have handled hazardous materials or hazardous waste or may have had a documented release of hazardous substances or petroleum products. The databases consulted during this assessment were compiled by EDR on December 6 , 2023 , and represent reasonably ascertainable current listings. SALEM did not verify the locations and distances of every site listed by EDR. SALEM verified locations and distances of the sites SALEM deemed as having a potential to environmentally impact the subject property. The actual location of the off-site properties identified may differ from the EDR listing. Table III summarizes the listed properties located within the specified ASTM Search Radii. The EDR Radius Map report is included in Appendix I.

TABLE III
EDR Radius Map Summary

DATABASE

TYPE OF RECORDS

SUBJECT

PROPERTY
<⅛
MILE
⅛ - ¼
MILE
¼ - ½
MILE
½ - 1
MILE

STANDARD ENVIRONMENTAL RECORDS
Federal NPL Site List
NPL National Priorities List 0 0 0 0 0
Proposed NPL Proposed National Priorities List 0 0 0 0 0 NPL LIENS Federal Superfund Liens 0 0 0 0 0
Federal Delisted NPL Site List
Delisted NPL National Priority List Deletions 0 0 1 0 0 Federal CERCLIS List
SEMS Superfund Enterprise Management System 0 0 1 0 --- Federal Facility Federal Facility 0 0 0 0 ---
Federal CERCLIS NFRAP Site List
SEMS-ARCHIVE Superfund Enterprise Management System Archive 0 0 0 1 --- Federal RCRA CORRACTS Facilities List
CORRACTS Corrective Action Report 0 0 0 0 0
Federal RCRA non-CORRACTS TSD Facilities List
RCRA-TSDF Transporters, Storage, and Disposal 0 0 0 0 --- Federal RCRA Generators List
RCRA – LQG RCRA – Large Quantity Generators 0 1 0 --- --- RCRA – SQG RCRA – Small Quantity Generators 0 2 0 --- --- RCRA – VSQG RCRA - Very Small Quantity Generators 0 0 0 --- --- Federal Institutional Controls/Engineering Controls Registries US ENG CONTROLS Engineering Controls Sites List 0 0 1 0 --- US INST CONTROL Sites with Institutional Controls 0 0 1 0 --- LUCIS Land Use Control Information System 0 0 0 0 ---
Federal ERNS List
ERNS Emergency Response Notification System 0 0 --- --- --- State and Tribal Equivalent NPL
RESPONSE State Response Sites 0 0 1 0 3
State and Tribal Equivalent CERCLIS
ENVIROSTOR Envirostor Database 0 0 1 3 9
State and Tribal Landfill and/or Solid Waste Disposal Site List SWF/LF Solid Waste Information System 0 1 0 0 ---
State and Tribal Leaking Storage Tank Lists
LUST Leaking Underground Storage Tanks 0 0 2 4 ---
CPS-SLIC Statewide SLIC Cases 0 0 1 0 ---
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TABLE III (cont’d)
EDR Radius Map Summary

DATABASE

TYPE OF RECORDS

SUBJECT

PROPERTY
<⅛
MILE
⅛ - ¼
MILE
¼ - ½
MILE
½ - 1
MILE
INDIAN LUST LUST on Indian Land 0 0 0 0 ---
State and Tribal Registered Storage Tank Lists
UST Active UST Facilities 0 0 2 --- ---
AST Aboveground Storage Tank Facilities 0 3 3 --- ---
INDIAN UST USTS on Indian Land 0 0 0 --- ---
FEMA UST Underground Storage Tank Listing 0 0 0 --- --- State and Tribal Voluntary Cleanup Sites
INDIAN VCP Voluntary Cleanup on Indian Land 0 0 0 0 --- VCP Voluntary Cleanup Program Properties 0 0 0 1 ---

ADDITIONAL ENVIRONMENTAL RECORDS
Local Brownfield Lists
US BROWNFIELDS Brownfield Sites 0 0 0 0 ---
Local Lists of Landfill/Solid Waste Disposal Sites
ODI Open Dump Inventory 0 0 0 0 ---
DEBRIS REGION 9 Illegal Dump Site Locations 0 0 0 0 --- WMUDS/SWAT Waste Management Unit Database 0 0 0 0 ---
SWRCY Recycler Database 0 0 0 1 ---
HAULERS Registered Waste Tire Haulers Lists 0 0 --- --- --- INDIAN ODI Report on Open Dumps on Indian Land 0 0 0 0 --- IHS OPEN DUMPS Open Dumps on Indian Land 0 0 0 0 ---
Local Lists of Hazardous Waste/Contaminated Sites
US CDL Clandestine Drug Labs 0 0 --- --- ---
HIST Cal-Sites Cal sites Database 0 0 2 0 1
SCH School Property Evaluation Program 0 0 0 --- ---
Toxic Pits Toxic Pits Cleanup Act Sites 0 0 0 0 0
CDL Clandestine Drug Labs 0 0 --- --- ---
CERS HAZ WASTE CalEPA Regulated Site Portal X 5 6 --- --- US HIST CDL Historic Clandestine Drug Labs 0 0 --- --- --- Local Lists of Registered Storage Tanks
CA FID UST Facility Inventory Database 0 1 7 --- ---
HIST UST Historical UST 0 1 11 --- ---
SWEEPS UST SWEEPS UST Lists 0 1 7 --- ---
CERS TANKS California Environmental Reporting 0 2 2 --- --- Local Land Records
LIENS Environmental Liens Listing 0 0 --- --- ---
LIENS 2 CERCLA Lien Information 0 0 --- --- ---
DEED Deed Restriction Listing 0 0 1 0 ---
Records of Emergency Release Reports
HMIRS Hazardous Materials Information System 0 0 --- --- --- CHMIRS CA Hazardous Material Information System 0 0 --- --- --- LDS Land Disposal Sites Listing 0 0 --- --- ---
MCS Military Cleanup Sites Listing 0 0 --- --- ---
SPILLS 90 SPILLS 90 data from FirstSearch 0 0 --- --- --- Other Ascertainable Records
RCRA Non-Gen Non-Generators X 13 21 --- ---
DOT OPS Incident and Accident Data 0 0 --- --- ---
DOD Department of Defense Sites 0 0 0 0 0
FUDS Formerly Used Defense Sites 0 0 0 0 0
CONSENT Superfund Consent Decrees 0 0 0 0 0
ROD Records of Decision 0 0 1 0 0
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TABLE III (cont’d)
EDR Radius Map Summary

DATABASE

TYPE OF RECORDS

SUBJECT

PROPERTY
<⅛
MILE
⅛ - ¼
MILE
¼ - ½
MILE
½ - 1
MILE
UMTRA Uranium Mill Tailings Sites 0 0 0 0 ---
MINES Mines Master Index File 0 0 0 --- ---
TRIS Toxic Chemical Release Inventory System 0 0 --- --- --- TSCA Toxic Substances Control Act 0 0 --- --- ---
FTTS FIFRA/TSCA Tracking System 0 0 --- --- ---
HIST FTTS FIFRA/TSCA Tracking System 0 0 --- --- ---
SSTS Section 7 Tracking Systems 0 0 --- --- ---
ICIS Integrated Compliance Information System 0 0 --- --- --- PADS PCB Activity Database System 0 0 --- --- ---
MLTS Material Licensing Tracking System 0 0 --- --- --- RADINFO Radiation Information Database 0 0 --- --- ---
FINDS Facility Index System X 0 --- --- ---
DOCKET HWC Hazardous Waste Compliance Docket Listing 0 0 --- --- --- RAATS RCRA Administrative Action Tracking 0 0 --- --- --- PFAS NPL Superfund Sites with PFAS Detections Information 0 0 0 --- --- PFAS FEDERAL SITES Federal Sites PFAS Information 0 0 0 --- --- PFAS TSCA PFAS Manufacture and Imports Information 0 0 0 --- --- PFAS RCRA MANIFEST PFAS Transfers Identified In the RCRA Database Listing 0 0 0 --- --- PFAS ATSDR PFAS Contamination Site Location Listing 0 0 0 --- --- PFAS WQP Ambient Environmental Sampling for PFAS 0 0 0 --- --- PFAS NPDES Clean Water Act Discharge Monitoring Information 0 0 0 --- --- PFAS ECHO Facilities in Industries that May Be Handling PFAS Listing 0 2 0 --- --- PFAS ECHO FIRE TRAINING Facilities in Industries that May Be Handling PFAS Listing 0 0 0 --- --- PFAS PART 139 AIRPORT All Certified Part 139 Airports PFAS Information Listing 0 0 0 --- --- AQUEOUS FOAM NRC Aqueous Foam Related Incidents Listing 0 0 0 --- --- BIOSOLIDS ICIS-NPDES Biosolids Facility Data 0 --- --- --- --- PFAS PFAS Contamination Site Location Listing 0 1 1 --- --- AQUEOUS FOAM Former Fire Training Facility Assessments Listing 0 0 0 --- --- CA BOND EXP. PLAN CA Bond Expenditure Plan 0 0 1 0 0
CHROME PLATING Chrome Plating Facilities Listing 0 0 0 0 --- WDS Waste Discharge System X 0 --- --- ---
NPDES NPDES Permit 0 0 --- --- ---
UIC UIC Listing 0 0 --- --- ---
UIC GEO UIC GEO (GEOTRACKER) 0 0 --- --- ---
Cortese Cortese Hazardous Waste & Substance Sites 0 0 2 4 --- CUPA Listings Certified Unified Program Agency X 9 18 --- --- HIST CORTESE Historical Cortese sites. 0 0 2 3 ---
Notify 65 Proposition 65 Records 0 0 1 1 3
DRYCLEANERS Cleaner Facilities 0 0 0 --- ---
WIP Well Investigation Program Case List 0 0 0 --- ---
HAZNET Facility and Manifest Data 0 0 --- --- ---
ICE Permitted Facilities with Inspections/Enforcements 0 0 0 --- --- ENF Enforcement Action Listing 0 0 --- --- ---
EMI Emissions Inventory Data 0 0 --- --- ---
INDIAN RESERV Indian Reservations 0 0 0 0 0
FUSRAP Formerly Utilized Sites Remedial Action Program 0 0 0 0 0 SCRD DRYCLEANER State Coalition for Remediation of Cleaners 0 0 0 0 --- US FIN ASSUR US Financial Assurance 0 0 --- --- ---
EPA WATCHLIST EPA WATCHLIST 0 0 --- --- ---
PRP Potentially Responsible Party 0 0 --- --- ---
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TABLE III (cont’d)
EDR Radius Map Summary

DATABASE

TYPE OF RECORDS

SUBJECT

PROPERTY
<⅛
MILE
⅛ - ¼
MILE
¼ - ½
MILE
½ - 1
MILE
2020 COR ACTION 2020 Corrective Action Program List 0 0 --- --- --- FINANCIAL ASSURANCE Financial Assurance 0 0 --- --- --- HWP Envirostor Permitted Facilities Listing 0 0 0 0 0
HWT Registered Hazardous Waste Transporter 0 0 0 --- --- COAL ASH EPA Coal Combustion Residues Surface List 0 0 0 0 --- PCB TRANSFORMER PCB Transformer 0 0 --- --- ---
COAL ASH DOE Steam-Electric Plan Operation Data 0 0 --- --- --- MWMP Medical Waste Management Program 0 0 0 --- ---
PROC Certified Processors Database 0 0 0 1 ---
US AIRS US Aeronautical Information Retrieval System Facility Subsystem 0 0 --- --- ---
US MINES Mines Master Index File 0 0 0 --- ---
ABANDONED MINES Abandoned Mines 0 0 0 --- ---
LEAD SMELTERS Lead Smelter Sites 0 0 --- --- ---
RMP Risk Management Plans 0 0 --- --- ---
PEST LIC Pesticide Regulation Licenses Listing 0 0 --- --- --- WASTEWATER PITS Oil Wastewater Pits Listing 0 0 0 0 --- ECHO Enforcement & Compliance History Information X 0 --- --- --- UXO Unexploded Ordinances Sites 0 0 0 0 0
FUELS PROGRAM EPA Fuels Program Registered Listings 0 0 0 --- --- CIWQS California Integrated Water Quality X 0 --- --- --- CERS California Environmental Reporting 0 0 --- --- --- NON-CASE INFO Non-Case Information Sites 0 0 --- --- --- OTHER OIL GAS Other Oil & Gas Sites 0 0 --- --- ---
PROD WATER POND Production Water Ponds 0 0 --- --- ---
SAMPLING POINT SAMPLING POINT 0 0 --- --- ---
WELL STIM PROJ Well Stimulation Project 0 0 --- --- --- MINES MRDS Mineral Resources Data 0 0 --- --- ---
PFAS TRIS List of PFAS Added to the TRI 0 0 0 --- ---
MINES MRDS Mineral Resources Data 0 0 --- --- ---
HWTS Hazardous Waste Tracking System X --- --- --- ---

EDR HIGH RISK HISTORICAL RECORDS
EDR Exclusive Records
EDR MGP Manufactured Gas Plants 0 0 0 0 1
EDR HIST AUTO EDR Historical Auto Stations 0 1 --- --- --- EDR HIST CLEANER EDR Historical Cleaners 0 0 --- --- ---

EDR RECOVERED GOVERNMENT ARCHIVES
Exclusive recovered Government Archives
RGA LF Recovered Government Archive Solid Waste Facilities List 0 0 --- --- --- RGA LUST Recovered Government Archive Leaking Underground Storage Tank 0 0 --- --- ---
0 = No sites in radius identified
--- = Not Searched

The subject property address of 1700 East Goshen Avenue was listed in the EDR -provided government database report on the RCRA NonGen/NLR, CUPA listings, HWTS, FINDS, ECHO, CIWQS, WDS, and CERS HAZ WASTE databases. The RCRA NonGen/NLR database identifies properties that no longer generate hazardous materials. The remaining listings are related to permitting requirements. No NOVs regarding hazardous material/hazardous waste storage and handling practices were identified. Additionally, the subject property was not listed on any government databases of known or reported releases of hazardous substances or petroleum products to the subsurface. Theref ore, the listing of the subject property address 404
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on these databases does not present an REC to the subject property.

No sites with a reported release of hazardous substances or petroleum products to the subsurface were reported within a one-eighth-mile radius of the subject property.

In general, hazardous substances or petroleum products released from facilities located approximately up- gradient and within a few hundred feet of the subject property, or in a cross-gradient direction close to the subject property, are judged to have a reasonable potential of migrating to the subject property. This opinion is based on the assumption that hazardous substances or petroleum products generally do not migrate large distances laterally within the soil, but rather tend to migrate with groundwater in the general direction of groundwater flow.

No orphan sites were identified in the EDR-provided government database report.

No engineering control sites, sites with institutional controls, or sites with deed restrictions were listed for the subject property, adjoining, or vicinity properties in the EDR-provided government database report.

No Indian reservations or LUSTs on Indian land were reported on the subject property, adjoining, or vicinity properties in the EDR-provided government database report.

The remaining properties identified by EDR within the specified search radius of the subject property, which appeared on local, state, or federally published lists of sites that have had releases of hazardous substances or petroleum products, were determined through SALEM’s field observations to be of sufficient distance and/or situated hydraulically cross/down-gradient of the subject property, such that impacts to the subject property are not likely.

9.0 POTENTIAL VAPOR ENCROACHMENT CONDITION

Vapor intrusion is a way by which chemicals in soil and groundwater can migrate into indoor air. Chemical vapors moving up through soil and into a building are a potential source of indoor air contamination and may pose a risk to human health. In evaluating the potential for a vapor encroachment condition (VEC) on the subject property, SALEM attempted to determine if there was information indicating that chemicals of concern were located within the “critical distance,” defined as the lineal distance between the nearest edge of a contaminated plume and the nearest target property boundary. Based on ASTM E2600-22 Standard Guide for Vapor Encroachment Screening on Property Involved in Real Estate Transactions, the “critical distance” is equal to 100 feet, with the exception of dissolved petroleum hydrocarbons, which have a “critical distance” of 30 feet. If non-aqueous phase petroleum hydrocarbons are present, the 100-foot “critical distance” is utilized.

9.1 Vapor Encroachment Screening
SALEM has performed a Vapor Encroachment Screening (Tier 1) in general accordance with the scope and limitations of ASTM Standard Practice E2600 -22 for the subject property. SALEM utilized site and site vicinity specific criteria including groundwater gradient, distance of area properties of environmental concern from the subject property, and the types of constituents of concern which were released to evaluate potential vapor encroachment issues. The purpose of this Vapor Encroachment Screening (Tier 1) is to identify the existing or potential Vapor Encroachment Conditions (VEC), (as defined by ASTM E2600-22) affecting the subject property. As part of the screening, SALEM has completed the following questionnaire, as duplicated from Section X3 of ASTM E2600-22.
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TABLE IV
Vapor Encroachment Questionnaire

QUESTION RESPONSE COMMENTS

1. Property Type? Commercial

2. Are there buildings/structures on the subject property? Yes

3. Will buildings/structures be constructed on the subject property in the future? Yes

4. If buildings exist or are proposed, do/will they have elevators? No

5. Type of level below grade (existing or proposed)? Slab-on-Grade

6. Is there ventilation below grade? N/A

7. Sump pumps, floor drains, or trenches (existing or proposed)? No

8. Radon or methane mitigation system installed? N/A

9. Heating system type (existing or proposed)? HVAC

10. Type of fuel energy (existing or proposed)? Gas/Electric

11. Have there ever been any environmental problems at the subject property? No

12. Does/will a gas station operate anywhere on the subject property? No

13. Do any tenants use hazardous chemicals in relatively large quantities on the subject property? No

14. Have any tenants ever complained about odors in the building or experience health- related problems that may have been associated with the building? Unknown

15. Are the operations (or proposed operations to be performed) on the subject property OSHA regulated? No

16. Are there any existing or proposed under -ground storage tanks (USTs) or above - ground storage tanks (ASTs) located on the subject property? No

17. Are there any sensitive receptors (children, elderly, people in poor health, etc.) that occupy or will occupy the subject property? No

TABLE V
Additional VEC Criteria

QUESTION RESPONSE COMMENTS

1. Is the subject property known to have current or past contamination? No

2. Is contamination of the subject property suspected? Yes See below

3. Is an adjacent property known to have current or past contamination which may have impacted the subject property? No

4. Is a nearby property known to have current or past contamination which may have impacted the subject property? No

5. Is regional groundwater contamination known to exist beneath the subject property? No

6. Are you aware of other conditions which may result in vapor intrusion at the subject property? No
According to SJVAPCD records, at least two paint spray booths were utilized at the subject property between at least 1981 and 2013. Several NOVs were identified with regard to the former solvent usage associated with the painting activities at the subject property. Based on the long-term usage of paints and solvents on-site, it is possible that the former paint spray booths have negatively impacted the subject property. Benzene, toluene, lead, and chromium are commonly found in paints and solvents utilized in the automobile body shop industry. In light of historical data associated with the automobile painting industry, the potential for a past releases does exist which may present a potential vapor intrusion issue. Moreover, since approximately the early 1980s, the subject property was historically occupied by various automobile repair and automobile body shop businesses which utilized various hazardous materials on -site. Vapor intrusion is a way by which chemicals in soil and groundwater can migrate into indoor air. Chemical vapors moving up through soil and into a building are a potential source of indoor air contamination and may pose a risk to human health. Consequently, SALEM recommends conducting a soil vapor gas survey (Tier 2 VES) for the purpose of establishing baseline indoor vapor concentrations.

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10.0 BUSINESS ENVIRONMENTAL RISKS

10.1 Asbestos-Containing Building Materials
Asbestos is the name given to a number of naturally occurring, fibrous silicate minerals mined for their useful properties such as thermal insulation, chemical and thermal stability, and high tensile strength.

Asbestos is commonly used as an acoustic insulator, thermal insulation, fire proofing and in other building materials. Friable asbestos-containing material (ACM), when dry, can be crumbled, pulverized, or reduced to powder by hand pressure. Non-friable ACM can be crumbled, pulverized, or reduced to powder duri ng machining, cutting, drilling, or other abrasive procedures. Friable ACM is more likely to release fibers when disturbed or damaged than non -friable ACM. Exposure to airborne friable asbestos may result in a potential health risk because persons breathing the air may breathe in asbestos fibers. Continued exposure can increase the number of fibers that remain in the lung. Fibers embedded in lung tissue over time may cause serious lung diseases including asbestosis, lung cancer, or mesothelioma. The Occupational Safety and Health Administration (OSHA) regulation 29 CFR 1926.1101 requires certain construction materials to be presumed to contain asbestos, for purposes of this regulation. All thermal system insulation (TSI), surfacing material, and asphalt/vinyl flooring that are present in a building constructed prior to 1981 and have not been appropriately tested are “presumed asbestos-containing material” (PACM).

The buildings located on the subject property were constructed in the mid-1980s. It is unknown if the subject buildings contain ACMs. An asbestos survey of the subject buildings was not included within the scope of this assessment. Prior to conducting any repair, renovation, or demolition work, SALEM recommends conducting an asbestos survey.

10.2 Lead-Based Paint
Lead is a highly toxic metal that affects virtually every system of the body. While adults can suffer from excessive lead exposures, the groups most at risk are fetuses, infants and children under 6. The Consumer Product Safety Commission banned the use of lead in paint in 1978. Most manufactures, however, had ceased using lead well before this time. Paint applied after 1978 is not considered suspect LBP. Congress passed the Residential Lead-Based Paint Hazard Reduction Act of 1992, also known as “Title X,” to protect families from exposure to lead from paint, dust, and soil. Section 1018 of this law directed the Housing and Urban Development (HUD) and the US EPA to require the disclosure of known information on lead-based paint (LBP) and LBP hazards before the sale or lease of most housing built before 1978. Sellers, landlords, and their agents are responsible for providing this information to the buyer or renter before sale or lease.

According to Section 1017 of Title X, “LBP hazard is any condition that causes exposure to lead from lead- contaminated dust; bare, lead -contaminated soil; or LBP that is deteriorated or intact LBP present on accessible surfaces, friction surfaces, or impact surfaces that would result in adverse human health effects.” Therefore, under Title X intact lead -based paint on most walls and ceilings is not considered a “hazard,” although the condition of the paint should be monitored and maintained to ensure that it does not become deteriorated. LBP is defined as any paint, varnish, stain, or other applied coating that has 1 .0 mg/cm2 (or 5,000 µg/g by weight) or more of lead.

During SALEM’s site reconnaissance, a visual observation of the painted surfaces within the subject buildings was conducted. The paint appeared in good condition with no evidence of significant peeling or damage. Because the existing improvements were constructed after 1978, LBP is not suspected to be present. However, it is unknown if the on -site buildings contain LBP. A LBP survey was not included within the scope of this assessment.

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10.3 Radon
Radon is a naturally occurring gaseous substance resulting from the radioactive decay of uranium to radium and then to radon. Uranium is a common element found in many geologic formations and substrates, particularly igneous and metamorphic rocks. Radon has a half -life of only 3.8 days and decays to its daughter elements (polonium 218, polonium 214, bismuth 214, and lead 214). It is these daughter elements that represent the health hazard commonly associated with radon. Radon gas can enter a building through cracks in the foundation and walls and become attached to dust particles and inhaled which could cause damage to human lun g tissue. Radon is measured in picocuries per liter of air (pCi/L). The EPA has an established safe radon level of 4 pCi/L.

Based on the EPA Radon Zone Map of California, the subject Property is located within EPA Zone 3, which has a predicted indoor radon screening less than 2 pCi/L (Low Potential). The EDR -provided radon data cites Tulare County has having 100% of 1 st floor spaces with <4 pCi/L. However, radon levels may vary from one area to another and the only way to accurately assess radon gas levels on the subject property is to conduct a radon gas survey, which is beyond the scope of this assessment.

10.4 Mold
Molds are microscopic organisms found virtually everywhere, indoors and outdoors. Mold will grow and multiply under the right conditions, needing only sufficient moisture (e.g.in the form of very high humidity, condensation, or water from a leaking pipe, etc.) and organic material (e.g., ceiling tile, drywall, paper, or natural fiber ca rpet padding). Mold growths often appear as discoloration, staining, or fuzzy growth on building materials or furnishings and are varied colors of white, gray, brown, black, yellow, and green. In large quantities, molds can cause allergic symptoms when inhaled or through the toxins the molds emit.

SALEM was not allowed access into the subject buildings. Therefore, SALEM was unable to observed accessible, interior areas of the subject property buildings for significant evidence of mold growth.

11.0 DISCUSSION OF FINDINGS

Historical Uses
The subject property consists of an approximate 9.48-acre irregular-shaped parcel (Tulare County APN 098-050-038-000) located at 1700 East Goshen Avenue in Visalia , Ca lifornia. SALEM’s review of historical aerial photographs, building permit records, SJ VAPCD records, and historical city directories, the subject property was agriculturally developed from at least 1937 until at least 1969. By 1972, the subject property was utilized as a storage or wrecking yard . By the mid -1980s, the current structures were constructed on the subject property. The subject property has been occupied by various wrecking/auto salvage facilities and automotive repair facilities since the mid-1970s.

According to SJ VAPCD records, several PTOs were issued for the former Auto Collision Specialties facility at the subject property address of 1700 East Goshen Avenue. The PTOs included two spray booths and high transfer efficiency coating equipment between 1998 and 2013. Several NOVs were issued for lack of pertinent documentation pertaining to “Spray Booth” operations. However, no open violations were observed on file for the subject property. Based on the length of time the paint spray booths operated on - site (approximately 32 years), the former paint booths are considered a REC.

Additionally, according to a representative from the VPWD, a sewer lateral is not connected to the subject property. Therefore, it is possible that septic systems are associated with the on-site structures. However, it is unknown if septic systems are currently located in the vicinity of the on -site structures. The suspected 408
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septic systems may have acted as a conduit for contaminants to enter on -site soil from potential past unauthorized disposal of hazardous substances and/or petroleum products utilized for vehicle maintenance into drains, sinks and toilets. The suspected sep tic systems presents an REC to the subject property and additional investigation is recommended to determine if on -site soils have been impacted by past unauthorized releases of petroleum hydrocarbons into the septic systems.

Current Uses
At the time of SALEM’s December 27, 2023 site reconnaissance, the subject property was occupied by a multi-tenant light industrial facility consisting of five structures and an auto salvage/towing yard, as well as associated driveways and parking areas. The five buildings were single-story metal frame structures on a concrete slab-on grade foundation with metal exterior walls and metal roofs. The subject property was occupied by six tenants: United Auto (an auto repair facility); Richard’s Towing (a towing yard); Elmer’s Automotive (an auto repair facility); Sam’s Towing (a towing yard); Tulare County Crime Lab (a forensic facility); ASAP Towing (a towing company); and a personal storage facility. Access to the interior of the structures was not provided at the time of the site reconnaissance.

At the time of SALEM’s site reconnaissance, moderate quantities of hazardous substances and/or petroleum products and hazardous wastes were observed to be stored and handled on the subject property. These materials are utilized during automobile maintenance activities conducted by various tenants of the subject property. Some staining from oil and petroleum -based fluids was observed on the concrete floors of the vehicle service areas. However, the staining appeared to be de minimis and does not represent an REC to the subject property.

Several unlabeled 55-gallon drums and five-gallon containers of what appeared to have been waste oil and used antifreeze were observed to have been stored at several locations on the subject property. Several leaking containers were observed. Hazardous material/hazardous waste storage locations were observed to be located on both paved and unpaved surfaces. Significant staining of both the asphalt paved and unpaved hazardous material/hazardous waste storage locations was observed. Hazardous material/hazardous waste storage locations did not include secondary containment and/or were not covered. SALEM recommends consolidating and characterizing the contents of all unlabeled 55 -gallon drums and five-gallon containers of hazardous waste for off-site disposal/recycling in compliance with all applicable local, state, and federal regulations. SALEM also recommends that all remaining on -site hazardous substances or petroleum products/hazardous waste be stored in compliance with applicable local, state, and federal regulations.

Several areas of dark stained soil were observed throughout the subject property. Additionally several crushed and cut vehicles which once contained automotive fluids, primarily engine oil, were observed in the storage yard area of the subject property. The dark stained soil and areas of stressed vegetation are likely associated with the poor hazardous material/hazardous waste housekeeping practices observed during operations at the subject property. SALEM recommends conducting a LSA of the shallow soils in these areas.

Adjoining Properties
Based on SALEM’s field observations, review of the EDR Radius Map Report and consultation with state and local regulatory agencies, the re does not appear to be RECs in connection with the subject property from adjoining property uses.

11.1 Evaluation of Data Gaps/Data Failure
In accordance with ASTM E1527-21 guidance, data gaps represent a lack of or inability to obtain information required by this practice despite good faith efforts by the environmental professional to gather such information. Data gaps may result from incompleteness in any of the activit ies required by this 409
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practice. Data failure represents the failure to achieve the historical research objectives of this practice even after reviewing the standard historical sources that are reasonably ascertainable and likely to be useful. Data failure is one type of data gap. The following is a summary of data gaps encountered in the process of preparing this report including an observation as the presumed significance of that data gap to the conclusions of this assessment.

➢ Failure to identify land use back to first developed use or 1940, whichever is earlier. ➢ Some of the intervals between documented sources exceeded five years.

➢ Inability to conduct site inspection on the entire subject property, including the interior of the on - site structures.

However, taken into consideration with the available information obtained in the course of preparing this report in conjunction with professional experience, there is no evidence to suggest that these data gaps might alter the conclusions of this assessment.

12.0 SUMMARY AND CONCLUSIONS

We have performed a Phase I Environmental Site Assessment in conformance with the scope and limitations of ASTM Practice E1527-21 of the Derrel’s Mini Storage Facility No. 19 - Ben Maddox Way Expansion site located at 1700 East Goshen Avenue in Visalia, California (Tulare County APN 098-050-038-000), the subject property. Any exceptions to, or deletions from, this practice are described in Section 1 3 of this report. During the course of this assessment, SALEM identified the following evidence of REC s in connection with the subject property as defined by ASTM E1527-21:

• During SALEM’s site reconnaissance, poor hazardous material/hazardous waste storage and handling practices were observed to be utilized on -site. Several unlabeled 55-gallon drums and five-gallon containers of what appeared to have been waste oil and used a ntifreeze were observed stored at various locations on the subject property. Several leaking containers were observed. Hazardous material/hazardous waste storage locations were observed to be located on both paved and unpaved surfaces. Significant staining of both the asphalt-paved and unpaved hazardous material/hazardous waste storage locations was observed. Hazardous material/hazardous waste storage locations did not include secondary containment and were not covered. SALEM recommends consolidating and characterizing the contents of all unlabeled 55-gallon drums and five-gallon containers of hazardous waste for off -site disposal/recycling in compliance with all applicable local, state, and federal regulations. SALEM also recommends that all remaining on-site hazardous substances or petroleum products/hazardous waste be stored in compliance with applicable local, state, and federal regulations.

Additionally, SALEM recommends conducting a LSA of the shallow soils beneath the hazardous material/hazardous waste storage locations for the purpose of assessing if on -site soils have been impacted by unauthorized releases of petroleum hydrocarbons.

• According to SJVAPCD records, at least two paint spray booths were utilized at the subject property from at least 1981 until at least 2013. Various NOVs were identified with regard to the former spray booth usage associated with the automotive collision re pair activities conducted at the subject property. Based on the long-term usage and the numerous violations associated with the solvent on- site, it is possible that the former spray booths have negatively impacted the subject property.

Benzene, toluene, lead, and chromium are commonly found in paints and solvents utilized in the collision repair industry. In light of historical data associated with the collision repair industry and 410
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the length of time the paint spray booths operated on-site (approximately 32 years), the potential for a past releases does exist which may present a potential vapor intrusion issue. Vapor intrusion is a way by which chemicals in soil and groundwater can migrate into indoor air. Chemical vapors moving up through soil and into a building are a potential source of indoor air contamination and may pose a risk to human health. Consequently, SALEM recommends conducting a soil vapor gas survey within the subject property structures for the purpose of establishing baseline indoor vapor concentrations.

• During SALEM’s site reconnaissance, several areas of dark stained soil were observed throughout the subject property. Additionally, several crushed and cut vehicles which once contained automotive fluids, primarily engine oil, were observed in the storage yard area of the subject property. The dark stained soil and areas of stressed vegetation are likely associated with the poor hazardous material/hazardous waste housekeeping practices during operations at the subject property. SALEM recommends conducting a LSA of the shallow soils in these areas.

• According to a representative from the VPWD, a sewer lateral is not connected to the subject property. It is possible that septic systems are associated with the on-site structures. However, it is unknown if septic systems are currently located in the vici nity of the on -site structures. The suspected septic systems may have acted as a conduit for contaminants to enter on -site soil from potential past unauthorized disposal of hazardous substances and/or petroleum products utilized for vehicle maintenance into drains, sinks and toilets. Therefore, SALEM recommends conducting a LSA in the vicinity of the septic systems for the purpose of assessing the potential impact to on - site shallow soils from hazardous substances and/or petroleum products which may have be en illicitly disposed into the septic systems.

13.0 LIMITATIONS

This Phase I ESA Report has been prepared for the exclusive use of Wanger, Jones, Helsley PC .

Unauthorized use of or reliance on the information contained in this report, unless given express written consent by SALEM , Wanger, Jones, Helsley PC , is strictly prohibited. The following limitations and exceptions apply:

• The scope of the work completed was designed solely to meet the needs of SALEM’s client.

SALEM shall not be liable for any unintended usage of this report by another party. In addition, based on the ASTM guidelines, the ESA is only valid if completed within 180 days of an acquisition or the transaction necessitating the ESA.

• No ESA can wholly eliminate uncertainty regarding the potential for RECs in connection with a property. This ESA was designed to reduce, but not eliminate the potential for RECs at the subject property, within reasonable limits of time and cost. The ESA is not intended to be exhaustive or all-inclusive and does not represent a guarantee of the identification of all possible environmental risk.

• An ESA is intended to be a non-intrusive investigation and generally does not include sampling or testing of air, soil, water or building materials. No destructive testing was completed and concealed areas, such as behind walls or within machinery, were no t accessed. Testing, if any, is designed solely to meet the needs of the ESA, not to meet any local, state or federal regulations and should not be utilized as such.

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• Information in this report is based on personal interviews, government records, published resources, and various historical documents. Accuracy and completeness of information varies among information sources and is often inaccurate or incomplete. The information utilized in this ESA is from sources deemed to be reliable; however, no representation or warranty is made as to the accuracy thereof. SALEM will have no ongoing obligation to obtain and include information that was not reasonably ascertainable, pr actically reviewable or provided to SALEM in a reasonable timeframe to formulate an opinion and complete the assessment by the agreed upon due date.

• Unless specifically identified in the scope of work, the ESA excludes consideration of non-ASTM scope issues including, but not limited to, lead in drinking water, asbestos, lead -based paint, industrial hygiene, health and safety, endangered species, wetla nds, indoor air quality, vapor intrusion, electromagnetic fields, biological agents or mold.

• The ESA includes some information that may be relevant to regulatory compliance, but is not intended and shall not be construed as a compliance audit and cannot be considered a verification of regulatory compliance. While the general environmental setting of the subject property is described, this assessment is not intended to be a formal flood plain or wetland determination, and no warranty is made thereof. Depending on its past, present or future intended use, the property under review may or may not be subject to regulation and permitting under environmental and health and safety laws, such as, but not limited to, the Clean Air Act, the Clean Water Act, the Solid Waste Disposal Act, the Occupational Safety and Health Act, and other federal, state and local regulations. SALEM assumes no responsibility or liability respecting regulatory permitting or compliance issues.

• Client is advised that if the ESA is obtained with the intent of qualifying the purchaser as an innocent landowner, contiguous property owner, or bona fide prospective purchaser under CERCLA, there will be continuing obligations of due care and responsiveness and additional legal requirements that likely apply to such status. SALEM accepts and undertakes no responsibility as to such requirements and advises that counsel be separately consulted with respect to such requirements.

• The findings and conclusions presented in this Phase I ESA Report are based on field review and observations and on data obtained from the sources listed in the report. The findings of this report are valid as of the present. The passage of time, natural processes or human intervention on the subject property or adjacent properties and changes in the regulations can cause changed conditions which can invalidate the findings and conclusions presented in this report.

14.0 QUALIFICATIONS

This Phase I ESA was conducted under the supervision or responsible charge of SALEM’s undersigned environmental professional with oversight from the undersigned registered professional. The work was conducted in accordance with ASTM E1527-21, generally accepted industry standards for environmental due diligence in place at the time of the preparation of this report, and SALEM’s quality-control policies.

We declare that, to the best of our professional knowledge and belief, we meet the definition of environmental professional as defined in §312.10 of 40 CFR 312 and we have the specific qualifications based on education, training, and experience to assess a property of the nature, history, and setting of the subject property. We have developed and performed the all appropriate inquiries in conformance with the standards and practices set forth in 40 CFR Part 312.

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15.0 REFERENCES

The following list summarizes the references utilized in preparing this report:

➢ Aerial photographs provided by Environmental Data Resources, Inc. ➢ American Society for Testing and materials, Designation E 1527-21 Standard Practice for Environmental Site Assessments: Phase 1 Environmental Assessment Process, 2021. ➢ Cal-EPA Voluntary Cleanup Program records.
➢ California Environmental Protection Agency, Department of Toxic Substances Control records. ➢ California Geologic Energy Management Division records. ➢ California Regional Water Quality Control Board records. ➢ California Statewide Radon Survey Screening results.
➢ California Water Service records.
➢ City of Visalia Fire Department records.
➢ City of Visalia Public Works Department records.
➢ Federal and State regulatory agency lists compiled by EDR. ➢ Pipeline and Hazardous Materials Safety Administration, National Pipeline Mapping System. ➢ San Joaquin Valley Air Pollution Control District records. ➢ Sanborn Fire Insurance Maps for Visalia, California (EDR). ➢ The Munger Map Book, California – Alaska Oil & Gas Fields, Munger Maps – 1999. ➢ Tulare County Assessor records.
➢ Tulare County Environmental Health Department records. ➢ U.S. EPA Federal Superfund Liens List and the U.S. EPA California Liens, 1995. ➢ U.S. Geological Survey, 7.5-minute Visalia, California topographic quadrangle map, dated 2021.

If you have any questions, or if we may be of further assistance, please do not hesitate to contact our office at (661) 393-9711.

Respectfully submitted,

SALEM Engineering Group, Inc.

Richard McCondichie, EP, CAC
Senior Environmental Project Manager

Clarence Jiang, PE, GE
Project Engineer
RCE No. 50233 / RGE No. 2477

413

PHOTOGRAPHS

PROJECT NO.

2-423-1233

PROPOSED DERREL’S MINI STORAGE FACILITY #19

BEN MADDOX WAY EXPANSION
1700 EAST GOSHEN AVENUE

VISALIA, CALIFORNIA

DATE:

January 2024

PAGE:

Page 1 of 14 ends

Visalia City CouncilSeptember 15, 2025

Visalia City Council
September 15, 2025