Attachment 1 -- Planning Commission Staff Report - July 14, 2025 — Visalia City Council, September 15, 2025 (part 1 of 6)

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.

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”).

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:

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 “F”).

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.

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.

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 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.

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

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

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.

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.

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.

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

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

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 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.

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. 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.

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.

Change of Zone No. 2024-03

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 residential zoning and uses surrounding the site.

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).

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.

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.

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. 20 24-45 be adopted for this project.

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.

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.

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.

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

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;

G. Twenty-four (24) hour care facilities or foster homes for a maximum of six individuals in addition to the residing family;
H. Signs subject to the provision of Chapter 17.48;
I. The keeping of household pets, subject to the definition of household pets set forth in Section 17.04.030;
J. Adult day care for a maximum of twelve (12) individuals in addition to the residing family, situated within an existing single-family dwelling;
K. Other uses similar in nature and intensity as determined by the city planner.

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

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

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

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

17.16.030 Accessory uses.

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

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

17.16.040 Conditional uses.

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

A. Public and quasi-public uses of an educational or religious type including public and parochial elementary schools, junior high schools, high schools and colleges; nursery schools, licensed day care facilities for more than fourteen (14) children; churches, parsonages and other religious institutions;
B. Public and private charitable institutions; general hospitals, sanitariums, nursing and convalescent homes; including specialized hospitals, sanitariums, or nursing, rest and convalescent homes including care for acute psychiatric, drug addiction or alcoholism cases; C. Public uses of an administrative, recreational, public service or cultural type including city, county, state or federal administrative centers and courts, libraries, museums, art galleries, police and fire stations and other public buildings, structures and facilities; public playgrounds, parks and community centers;
D. In the R-M-3 zone only, an open air public or private parking lot, subject to all provisions of Section 17.34.030, excluding trucks over 3/4 ton;
E. Electric distribution substations;
F. Gas regulator stations;
G. Public service pumping stations and/or elevated or underground tanks; H. Communication equipment buildings;
I. In R-M-2 zone only, mobile home parks;
J. More than sixty (60) units per site in the R-M-2 zone, and within the R-M-3 zone; K. Boarding houses and residential motels;
L. [Reserved]
M. Senior citizen residential developments;
N. Adult day care in excess of twelve (12) individuals;

O. Planned developments may utilize the provisions of Chapter 17.26; P. New one-family dwelling, meeting density identified in the general plan land use element designations;
Q. Other uses similar in nature and intensity as determined by the city planner; R. Residential developments utilizing private streets in which the net lot area (lot area not including street area) meets or exceeds the site area prescribed by this chapter and in which the private streets are designed and constructed to meet or exceed public street standards.

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

17.16.050 Site area and configuration.

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

17.16.060 Site area per dwelling unit and per structure.

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

17.16.070 Front yard.

A. The minimum front yard shall be as follows:

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

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

17.16.080 Side yards.

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

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

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

17.16.090 Rear yard.

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

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

B. Accessory structures not exceeding twelve (12) feet in height may be located in the required rear yard, but not closer than three feet to any lot line; provided, that on a reversed corner lot an accessory structure shall be located not closer to the rear property line than the required side yard on the adjoining key lot and not closer to the side property line adjoining the street than the required front yard on the adjoining key lot. In placing accessory structures in a

required rear yard a usable, open, rear yard area of at least one thousand two hundred (1,200) square feet shall be maintained.

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

17.16.100 Height of structures.

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

17.16.110 Off-street parking.

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

17.16.120 Fences, walls and hedges.

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

17.16.130 Trash enclosures.

Enclosures for trash receptacles are permitted that comply with the specifications and requirements of Section 17.32.010 and that are approved by the site plan review committee.

Enclosures within the front yard setback are permitted for multiple family dwelling units when deemed necessary by city staff because no other appropriate location for an enclosure exists on the property.

17.16.140 Site plan review.

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

17.16.150 Open space and recreational areas.

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

The specific size, location and use shall be approved as a part of the conditional use permit.

17.16.160 Screening.

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

17.16.170 Screening fence.

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

17.16.180 Landscaping.

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

17.16.190 Model Good Neighbor Policies.

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

L. Other uses similar in nature and intensity as determined by the city planner; M. Legally existing multiple family units, and expansion or reconstruction as provided in Section

17.12.070.

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

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

17.12.030 Accessory uses.

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

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

C. Cottage Food Operations subject to the provisions of Health and Safety Code 113758 and Section 17.32.035.

17.12.040 Conditional uses.

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

A. Planned development subject to the provisions of Chapter 17.26; B. Public and quasi-public uses of an educational or religious type including public and parochial elementary schools, junior high schools, high schools and colleges; nursery schools, licensed day care facilities for more than fourteen (14) children; churches, parsonages and other religious institutions;
C. Public and private charitable institutions, general hospitals, sanitariums, nursing and convalescent homes; not including specialized hospitals, sanitariums, or nursing, rest and convalescent homes including care for acute psychiatric, drug addiction or alcoholism cases; D. Public uses of an administrative, recreational, public service or cultural type including city, county, state or federal administrative centers and courts, libraries, museums, art galleries, police and fire stations, ambulance service and other public building, structures and facilities; public playgrounds, parks and community centers;
E. Electric distribution substations;
F. Gas regulator stations;
G. Public service pumping stations, i.e., community water service wells; H. Communications equipment buildings;
I. Planned neighborhood commercial center subject to the provisions of Chapter 17.26; J. Residential development specifically designed for senior housing; K. Mobile home parks in conformance with Section 17.32.040;

L. [Reserved.] M. Residential developments utilizing private streets in which the net lot area (lot area not including street area) meets or exceeds the site area prescribed by this article and in which the private streets are designed and constructed to meet or exceed public street standards; N. Adult day care in excess of twelve (12) persons;
O. Duplexes on corner lots;
P. Twenty-four (24) hour residential care facilities or foster homes for more than six individuals in addition to the residing family;
Q. Residential structures and accessory buildings totaling more than ten thousand (10,000) square feet;
R. Other uses similar in nature and intensity as determined by the city planner.

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

17.12.050 Site area.

The minimum site area shall be as follows:

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

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

17.12.060 One dwelling unit per site.

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

17.12.070 Replacement and expansion of legally existing multiple family units.

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

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

B. Replacement/expansion of unit(s) shall be designed and constructed in an architectural style compatible with the existing single-family units in the neighborhood. Review of elevations for replacement/expansion shall occur through the site plan review process. Appeals to architectural requirements of the site plan review committee shall be subject to the appeals process set forth in Chapter 17.28.050.

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

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

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

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

17.12.080 Front yard.

A. The minimum front yard shall be as follows:

Zone Minimum Front Yard
R-1-5 Fifteen (15) feet for living space and side-loading garages and twenty-two (22) feet for 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.

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;

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

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

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.

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.

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:

RESOLUTION NO. 2024-52

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.

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

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:

Resolution No. 2024-53

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. 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.

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)
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.

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.

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 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.

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.

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).

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.

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
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
3500 S. Tamarack St. Visalia, CA. 93277 • [email protected] • 559-805-0985

Exhibit “F”
Existing and Proposed Land Use Map
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:

Environmental Document No. 2024-45
City of Visalia Community Development

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-
Environmental Document No. 2024-45
City of Visalia Community Development

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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City of Visalia Community Development

(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

Environmental Document No. 2024-45
City of Visalia Community Development

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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City of Visalia Community Development

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/

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City of Visalia Community Development

• 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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City of Visalia Community Development

INITIAL STUDY

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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City of Visalia Community Development

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

Environmental Document No. 2024-45
City of Visalia Community Development

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.

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City of Visalia Community Development

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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City of Visalia Community Development

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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City of Visalia Community Development

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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City of Visalia Community Development

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

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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

—
Environmental Document No. 2024-45
City of Visalia Community Development

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 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

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

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

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

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 Project No. 2-423-1233
January 10, 2024
Page No. 2

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.

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).

Project No. 2-423-1233
January 10, 2024
Page No. 3

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- Project No. 2-423-1233
January 10, 2024
Page No. 4

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 Project No. 2-423-1233
January 10, 2024
Page No. 5

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.

Project No. 2-423-1233
January 10, 2024
Page No. 6

• 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.

Project No. 2-423-1233
January 10, 2024
Page No. 7

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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January 10, 2024
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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.

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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 Project No. 2-423-1233
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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.

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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 Project No. 2-423-1233
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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.

Project No. 2-423-1233
January 10, 2024
Page No. 18

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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January 10, 2024
Page No. 20

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 Project No. 2-423-1233
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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 Project No. 2-423-1233
January 10, 2024
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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 Project No. 2-423-1233
January 10, 2024
Page No. 23

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.

Project No. 2-423-1233
January 10, 2024
Page No. 24

• 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

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

Photo 1: View of Richards Towing building on subject property.

Photo 2: View of Tulare County Crime Lab Building on subject property.

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 2 of 14 ends

Photo 3: View of United Auto Repair building on subject property.

Photo 4: View of ASAP Towing building on subject property.

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 3 of 14 ends

Photo 5: View of ASAP Towing repair bay on subject property.

Photo 6: View of storage building on subject property.

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 4 of 14 ends

Photo 7: View of aboveground lift at ASAP Towing on subject property.

Photo 8: View of hazardous materials storage area near United Auto.

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 5 of 14 ends

Photo 9: View of 55 gallon drums of petroleum products in storage area.

Photo 10: View of 55 gallon and 5 gallon containers of petroleum products.

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 6 of 14 ends

Photo 11: View of staining under 55 gallon drum.

Photo 12: View of battery on ground near Richards Towing building on subject property.

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 7 of 14 ends

Photo 13: View of containers of oil in ASAP Towing bay on subject property.

Photo 14: View of staining on concrete near ASAP Towing on subject property.

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 8 of 14 ends

Photo 15: View of staining of ground near Richards Towing yard on subject property.

Photo 16: View of work bay area of Richards Towing on subject property.

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 9 of 14 ends

Photo 17: View of various automotive parts in storage yard area of subject property.

Photo 18: View of various cars stored on subject property.

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 10 of 14 ends

Visalia City CouncilSeptember 15, 2025

Visalia City Council
September 15, 2025