Visalia City Council
January 20, 2026

CITY OF VISALIA, CA

REQUEST FOR PROPOSALS
RFP NO. 24-25-55
Preparation of Reserve Area Land Use Designations, Specific Plan for Potential Industrial Land Uses and Program Environmental Impact Report DESCRIPTION:

The City of Visalia invites qualified firms to submit a Proposal for the establishment of land use designations for the Reserve Area; the development of a specific plan for any potential industrial land use designations; and, the preparation of an associated Program Environmental Impact Report.

PROPOSER CONFERENCE:

On Wednesday, July 30, 2025 at 10:00 a.m. PST, an informational proposer conference will be held via TEAMS. To pre-register for this conference and obtain the link or call-in instructions, please email your contact information to [email protected]. This is an opportunity to ask questions regarding the project and the Request for Proposal requirements.

SUBMITTAL DEADLINE:

One (1) unbound original and four (4) copies, plus one (1) copy on a flash drive must be received no later than: 2:00 p.m. PST on Thursday, August 21, 2025. Proposals received after the time and date stated above shall be returned unopened to the proposer. Emailed proposals will not be accepted SUBMITTAL INSTRUCTIONS:

Addressed to: Purchasing Division
707 W. Acequia Avenue, Visalia, CA 93291
From: Proposer’s Name & Mailing Address

Mark envelope: RFP No.24-25-55, Reserve Area Plan
DELIVERY OF PROPOSALS:

When sending the proposal via Fed Ex, UPS, etc., it is the responsibility of the Proposer to ensure that submittals are received during open office hours. Office Hours are 7:30am – 5:00pm Monday through Thursday. We are closed on Fridays and major holidays. Deliveries are not received when the office is closed.

The City utilizes an outside service for delivery and sorting incoming mail, and therefore, submitting proposals via U.S. Mail is not recommended as there could be a delay in receiving by the deadline. Proposals must be received prior to the deadline. The City will not accept a postmark as evidence of delivery.

INQUIRIES:

Questions/clarification of this document should be addressed to the Purchasing Division (559) 713-4334. To prevent misinterpretation, the Purchasing Division prefers that all questions be sent in writing via email to [email protected] may be asked at any time prior to, but no later than Monday, August 4, 2025 at 4:00 pm.
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CITY OF VISALIA

REQUEST FOR PROPOSAL
RFP 24-25-55
SEALED PROPOSALS will be received by the Purchasing Division located at 707 West Acequia, Visalia, CA 93291, until 2:00 p.m. PST on Thursday, August 21, 2025 for the following:

Preparation of Reserve Area Land Use Designations, Specific Plan for Potential Industrial Land Uses and Program Environmental Impact Report An informational proposal conference will be held on Wednesday, July 30, 2025 at 10:00 a.m. PST via TEAMS.

To pre-register for this conference and obtain the link or call-in instructions, please email your contact information to [email protected].

RFP and Contract documents may be obtained in the office of the Purchasing Division, 707 W. Acequia Ave., Visalia, CA 93291, by calling (559) 713-4334, emailing your request to [email protected] or may be downloaded from BidNetDirect by registered users. To register with BidNetDirect, please see the City’s website visaliapurchasing.org.

The City hereby affirmatively ensures that Minority Business Enterprises and Disadvantaged Business Enterprises (DBE) will be afforded full opportunity to submit proposals in response to this notice. Individuals and/or entities submitting bids/proposals to the City of Visalia will not be discriminated against on the basis of age, race, religion, creed, color, national origin, ancestry, physical or mental disability, medical condition, genetic information, marital status, gender, gender identity or expression, sexual orientation, or military and veteran status in any consideration leading to the award of a contract.

No qualified disabled person shall, on the basis of disability, be excluded from participating in, be denied the benefits of, or otherwise be subjected to discrimination under any program or activity leading to the award of a contract.

Executive Order N-6-22 – Russia Sanctions On March 4, 2022, Governor Gavin Newsom issued Executive Order N-6-22 (the EO) regarding Economic Sanctions against Russia and Russian entities and individuals. “Economic Sanctions” refers to sanctions imposed by the U.S. government in response to Russia’s actions in Ukraine, as well as any sanctions imposed under state law. By submitting a bid or proposal, Contractor represents that it is not a target of Economic Sanctions. Should the State determine Contractor is a target of Economic Sanctions or is conducting prohibited transactions with sanctioned individuals or entities, that shall be grounds for rejection of the Contractor’s bid/proposal any time prior to contract execution, or, if determined after contract execution, shall be grounds for termination by the State.

The right is reserved by the City of Visalia to reject any or all proposals, to waive any irregularities or informalities not affected by law, to evaluate the proposals submitted and to award the contract according to the proposal which best serves the interests of said City.

Publication Dates: 07/11/25 & 07/16/25
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TABLE OF CONTENTS

TITLE PAGES
I. Definitions .................................................................................................................................. 4 II. Introduction ................................................................................................................................ 4 A. Information ................................................................................................................... 4 B. Background .................................................................................................................. 4 C. Purpose and Objective ................................................................................................. 7 III. Scope of Services ...................................................................................................................... 8 A. Required Product ......................................................................................................... 8 B. Services of the Consultant ........................................................................................ 10 C. City Responsibilities .................................................................................................. 11 D. RFP/Agreement Schedule .......................................................................................... 12 IV. Proposal Content and Format Requirements .......................................................................... 12 A. General Information .................................................................................................... 12 B. Proposed Project Approach ....................................................................................... 13 C. Staff Qualifications and Related Experience .............................................................. 13 D. Proposed Fee Structure and Schedules .................................................................... 13 E. Conflict of Interest ..................................................................................................... 14 V. Consultant Selection Procedure............................................................................................... 14 A. Criteria ........................................................................................................................ 14 B. Background Check .................................................................................................... 15 C. Award of Contract ....................................................................................................... 15 VI. General Conditions ................................................................................................................. 16 A. Important Notice ......................................................................................................... 16 B. Contracting Agency .................................................................................................... 16 C. Legal Responsibilities ................................................................................................. 16 D. Permits and Licenses ................................................................................................. 16 E. Insurance ................................................................................................................... 16 VII. Examination of Contract Requirements and Acceptance of Contract Proposal Content ......... 17 A. Withdrawal of Proposals ............................................................................................. 18 B. Rejection of Proposals ............................................................................................... 18 C. Evaluation/Award of Contract ..................................................................................... 18 D. Proposal Pricing Guidelines ....................................................................................... 19 E. Assignment of Contract .............................................................................................. 19 F. Documents/Data ......................................................................................................... 19 G. Termination of Contract .............................................................................................. 20 H. Right to Require Performance .................................................................................... 21 I. Ethics in Public Contracting ........................................................................................ 21 J. Independent Contractor .............................................................................................. 21 K. Equal Employment Opportunity .................................................................................. 22 L. Venue ......................................................................................................................... 22 M. Proprietary Information ............................................................................................... 22 N. Incurring Costs ........................................................................................................... 22 O. Firearms Prohibited .................................................................................................... 22 P. Executive Order N-6-22 – Russian Sanctions ............................................................ 22 VII. Attachments......................................................................................................................... 23-38 Required Documents to be submitted with proposal:

Non-Collusion Affidavit
Workers Compensation Insurance Certificate
Equal Employment Opportunity Compliance Certificate
Bidder’s Statement on Previous Contracts Subject to EEOC Americans with Disabilities Act Compliance Certificate
Ownership Disclosure and California Levine Act Statement Drug Free Workplace Certificate
Iran Contracting Act Certification
Sample Professional Services Agreement (Do not submit with proposal) Under Separate Attachment:

Attachment A – Reserve Area Property Owners Map
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I. DEFINITIONS
For the purposes of this RFP NO. 24-25-55, the following terms shall have the meanings indicated:

1. “City” means the City of Visalia

2. “City Council” means the Council of the City of Visalia

3. "Bidder", "Vendor", "Supplier", “Consultant”, “Contractor” and “Subrecipient” are used interchangeably throughout this invitation to mean the person, firm, or corporation or other entity submitting a Proposal in response to the Request for Proposal.

4. “Bid” and “Proposal” are used interchangeably to mean an individual’s or entity’s offer in response to this Request for Proposal.

5. “RFP” or “Project” refer to Request for Proposal No. 24-25-55.

II. INTRODUCTION
A. Information
The City of Visalia is requesting proposals from qualified consulting firms experienced in cost-conscious professional planning and environmental services for: the establishment of land use designations for the entire 980-acre Reserve Area; the development of a specific plan for any potential industrial land use designations established for the City’s designated Reserve Area, including design requirements enacted with the passage of Assembly Bill 98, and establishment of architectural requirements for any industrial building design; and, the preparation of an associated Program Environmental Impact Report (EIR); as well as any other planning and technical services necessary to support this scope of work.

This RFP is the first step in the consultant selection process. The City may request additional information of respondents but this is strictly optional. City staff intends to identify all interested parties with this RFP and to bring the proposals along with any additional necessary information to make an informed recommendation to City Council for final consideration of action.

This RFP is being issued and received by the City of Visalia Purchasing Division. Unless otherwise directed, all communications regarding this RFP should be directed to the Purchasing Division, at (559) 713-4334 or via email at [email protected].

Any revisions to the RFP will be issued and distributed as addenda. Proposers are encouraged to submit any questions or items for clarification in writing to the above email address. Proposers are specifically directed not to contact any other City personnel for meetings, conferences, or technical discussions related to this Request for Proposal. Failure to adhere to this policy may be grounds for rejection of proposals.

B. Background
Community Background
Visalia is located east of State Route 99 and along State Route 198. The City’s population is approximately 146,000 but captures a market of approximately 630,000 people in the surrounding Tulare, Kings, and Southern Fresno County area. Visalia is at the heart of the San Joaquin Valley, which is one of the most productive agricultural regions in the world (Tulare County is the top dairy and milk producing county in the nation). It has a very well-balanced economy with a diverse mix of industrial, retail, service, governmental, and professional office activities. Visalia serves as the County Seat for Tulare County and is home to the area’s largest hospital, Kaweah Health. Visalia is centrally located near Highway 99 between San Francisco and Los Angeles, making it an ideal place to live and conduct business. Numerous Fortune 500 companies have located to Visalia because of its high quality of life and unmatched ability to offer a location that gets product to 99 percent of Californians overnight.

Located at the base of the Sierra Nevada’s, Visalia also welcomes thousands of visitors each year who trek to marvel at the majesty of the Giant Sequoia Trees. The Giant Sequoia Trees were nominated to be named the 8th Wonder of the World by Virtual Tourist. With two National Parks within a short driving distance, the region offers an abundance 691
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of outdoor adventure and natural tranquility. Visitors enjoy hiking, biking, camping, swimming and more. The Majestic Mountain Loop is a bus tour route that allows participants to visit 3 National Parks in 3 days: Sequoia, Kings Canyon and Yosemite.

Downtown Visalia is one of the most remarkable and charming features of Visalia. Located just north of State Highway 198, the downtown has served as the city's epicenter for social culture and local business since 1852.

Structurally, Downtown Visalia represents a mix of historically preserved buildings and newly renovated spaces that combine to showcase the area's rich history and promising future.

Project Background
In 2024, an Industrial Land Inventory Analysis (ILIA) was commissioned and completed that, among other conclusions, recommended the City designate 405 acres of additional industrial land use designation within the City’s Reserve area land use designation, located adjacent to the Visalia Airport, north of Caldwell Avenue and west of Shirk Street. This was recommended based on findings of the ILIA that anticipates a shortfall of available industrial development space through 2033. The additional industrial land will assist the City to continue to realize industrial development opportunities. The Reserve area is particularly suitable for the industrial land use designation due to its proximity to State Route 99 and the Caldwell Avenue interchange, enhancing transportation connectivity.

Furthermore, the site’s proximity to the airport provides a unique opportunity to leverage this asset for specialized manufacturing or uses that benefit from air freight services.

The entirety of the City’s Reserve area is in the southwest quadrant of the community and is bounded by the Visalia Airport and Walnut Avenue to the north, Caldwell Avenue to the south, Roeben Street to the east and SR 99 to the west and consists of approximately 980 acres (see image below).

During the adoption of the 2030 Visalia General Plan in 2014, the City Council elected to forgo establishing specific land use designations in this southwest quadrant of the City. Suggestions of a “Specialty Regional Retail” or a “Airport Industrial” designation gave way to a non-specific “Reserve” land use designation. The City Council, at that 692
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time, concluded that this Reserve area would remain agriculture for the foreseeable future. The Reserve land use designation would be analyzed in the General Plan EIR as Commercial land use since that was the most intensive land use relative to potential environmental impacts. The City Council also directed staff to draft Land Use policies corresponding to this designation in concert with their vision for the circumstances under which either or both areas would develop in the future. For instance, Land Use Policy LU-P-33 in the adopted General Plan identifies variables that the City Council can consider when considering new urban uses in this area. If Council concludes there are several factors warranting further analysis, they may direct staff to begin the process of identifying land uses for the Reserve area.

Land Use Policy (LU-P) 33 specifically states:

Designate land areas for future development to be considered (if at all) under separate criteria from Citywide growth under Policy LU-P-19 (Urban Boundaries). These areas shall be designated for “reserve” and remain in agricultural zoning until they are designated and pre-zoned for an appropriate urban land use through the City’s General Plan Amendment and Change of Zone process. These areas may be re-designated and pre-zoned for an appropriate urban use upon the following findings as reviewed by the Planning Commission and decided on by the City Council:

1. The proposed uses and intensity of development are consistent with all applicable policies and constraints as contained in the Visalia Airport Master Plan.

2. Property is adequately served or will be adequately served by public facilities including streets, sewerage, police and fire protection, water supply, and other required facilities to be fully funded by the proposed development(s).

3. Properties located within the previous development boundary or under the land use designation being proposed within the area are already being developed, or do not provide the likelihood of being developed in a timeframe appropriate to meet the needs of the community.

4. Properties are determined to provide a significant social economic benefit to the community.

5. There is a determined to be a Community-level need for the proposed use, including lack of sufficient acreage already designated for the proposed scale and intensity of the proposed use.

The substantial amount of Reserve acreage was established based upon anticipation that future growth would extend from the immediate Airport zoned land and eventually south and eastward to both sides of Caldwell Avenue. Land uses that could be considered in this area include Industrial, Commercial and Residential.

Based on the policy language and the City’s findings, the City now seeks a consultant to assist in identifying and adopting land use designations in the Reserve area, as well as developing a specific plan for any presumed industrial planned land uses of the Reserve area including design requirements enacted with the passage of Assembly Bill 98, and should also establish architectural building elevation requirements for any industrial building design, and developing the associated Program EIR for the land use update process. The City’s interest in seeing development occur in the Reserve area, based on appropriate land use designations consistent with our General Plan and surrounding uses, is paramount to ensuring that development of this area is consistent, compatible with, and complimentary to the city as a whole.

Due to the Reserve area’s proximity to the City’s airport, land use designations within this area must be consistent with the adopted Tulare County’s Comprehensive Airport Land Use (CALUP). The City’s airport zone regulations follow the CALUP which includes a comprehensive list of compatible (allowed) vs. prohibited land uses per airport safety zone. Included under the Scope of Services discussion is a Property Owner and Known Project Map that indicates the airport safety zones. The Reserve area includes several airport safety zones that will dictate the appropriate land use designation based on compatibility requirements within these zones.

There are four known development interests in the Reserve area, expressed through submittals to the County of Tulare’s Project Review Committee over the last several years. While this project will require the selected consultant to conduct outreach to all known property owners in the Reserve area, these four known development projects should also be considered through the process. Below is more detail on each of these known development interests. 693
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 Sequoia Gateway Commerce and Business Park Specific Plan: (2nd Addendum adopted 2022) The Sequoia Gateway Commerce Center project is a specific planned development on 127 acres that was approved by the Tulare County Board of Supervisors in 2018 and has begun developing in the County.

Currently, there is a gas station/convenience store and Dutch Bros coffee shop. There are many other elements potentially underway, such as medical office uses, restaurants, and a hotel. The development agreement between Tulare County and Sequoia Gateway, LLC expressly states a consent to annexation into the City, subject to the City’s acceptance of the terms and conditions of their specific plan and the development agreement itself. Therefore, the City would essentially accept the Sequoia Gateway Specific Plan for this portion of the Reserve area.
 Faria and Sons: (2020 and 2021)
A proposed Tulare County Zone Change from AE-20 to C-2/3 on two parcels totaling approximately 75 acres to develop a variety of commercial buildings. The original conceptual site plan for the proposed commercial development includes commercial retail, office, medical office, gas station and convenience store, drive through restaurants, restaurants, and hotels. Several uses proposed are prohibited in Airport Safety Zone 3, of which a portion of this proposed project is in.

 Dhillon: (2024)
A proposed gas station and convenience store on a 17.81-acre parcel that is located in the Tulare County AE-20 zone. The approximate 2-acre project site is located on the northeast corner of Shirk Street and Caldwell Avenue. The site is within Airport Safety Zone 2 and as such, a gas station would be prohibited.

The property owner is interested in commercial development of some sort on their property that aligns with the Airport Safety Zones and eventual land use designations of their property.

 Vander Weerd: (2021 and 2024)
This is named the High Sierra Estates single family residential project. The proposed single family residential development entails 57 single family lots, each approximately 1 acre in size on an approximate 80-acre site.

The proposed site is currently operating Shirk Dairy and is located east of Shirk Street and along the eventual extension of Whitendale Avenue. The site is in Airport Safety Zone 6 and as such, single family residential development would be compatible if inhabited residential structures meet California Noise Standards and are designed to achieve an interior noise level of 45 dB CNEL or less, if aircraft noise is expected to exceed 60 dB CNEL in this area.

C. Purpose and Objective
The intent of this request is to seek proposals from interested professional consulting firms for:

1. Designation of land uses for the entire Reserve Area.

2. Preparation of a specific plan for all “Industrial” acreage established within the Reserve area, which feasibly could be located adjacent to the Visalia Airport, north of Caldwell Avenue and west of Shirk Street. Specific plan preparation should also consider design requirements to address standards enacted with the passage of Assembly Bill 98 and should also establish architectural requirements for any industrial building design.

3. Completion of an associated Program Environmental Impact Report or Master Environmental Impact Report (depending on further discussion of City needs with selected consultant) for the Reserve Area.

Other planning and technical services associated with this project to be performed by the selected Consultant include establishing and carrying out any necessary public outreach, preparation of any technical studies necessary for the Specific Plan or Program EIR, and preparation of a land use diagram and any other necessary illustrations. The City is seeking these services in order to realize the development potential for this area under City jurisdictional purview and development standards. The City believes some of this development potential is in the form of industrial uses that would be complemented by the site’s proximity to the Visalia Airport and State Route 99 and the Caldwell Avenue interchange. The adopted specific plan should provide legally binding entitlements for properties included in the specific plan area.
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The firm selected by the City as the most qualified for the cost to perform the requested work will be required to enter into an agreement, similar to the attached, with the City. The interested firms responding to this solicitation are hereinafter referred to as “Consultants”. A joint venture of consultants is acceptable to accomplish the anticipated Scope of Services discussed below. In such case one composite proposal shall be submitted by the firm that will perform as the “prime”.

III. SCOPE OF SERVICES
A. Required Product
The consultant team should propose a scope of services to prepare and establish land use designations for the entire Reserve area, and prepare a specific plan for those land area(s) designated for Industrial development which could be adjacent to the airport, north of Caldwell Ave and west of Shirk St (see attached Property Owner and Known Project Map pictured below) that is consistent with California State Government Code Sections 65450- 65457. This area should be studied in order to build compatible uses that the City believes should include industrial uses.

The future specific plan should include the following components at a minimum, consistent with the programs and policies of the 2030 Visalia General Plan and any input gathered from community members and other stakeholder agencies:
 The distribution, location, and extent of proposed land uses in the study area;  Detailed guidance on phasing and subdivision that accommodates the development envisioned for the study area;
 Multi-modal circulation and emergency access system needed to support the land uses in the plan;  Circulation truck routes in accordance with State Assembly Bill 98; 695
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 Necessary infrastructure and services including emergency fire and public safety response, sewer and wastewater, water service, drainage, solid waste disposal and recycling, energy provision and conservation, stormwater quality and capacity, water reuse and conservation, and other essential facilities proposed to be located within the specific plan area and needed to support the land uses described in the plan;  Standards and criteria by which development will proceed, including objective development and design standards tailored for this area, taking into consideration the visibility of this area from State Route 99 and the communities potential interest in an aesthetic entry way into the City from the Caldwell Avenue interchange;
 A program of implementation measures including regulations, programs, infrastructure projects, and financing measures necessary to implement the specific plan;
 Analysis of the relationship of the specific plan to the City’s General Plan, including the identification of any General Plan amendments necessary for consistency;
 An evaluation of the economic feasibility of the specific plan;  A fiscal analysis of potential revenues and expenses (both one-time and ongoing) to be considered by the City. Potential revenue sources include but are not limited to property tax, sales tax, school impact fees, and development impact fees. Revenue sources to (re)cover the cost of preparing the specific plan should be considered.

The proposed specific plan scope of services should include all tasks necessary for the process of developing and adopting a specific plan, including a complete and comprehensive program of community engagement, planninglevel technical studies, development of planning concepts, CEQA analysis, and completion of any zoning or general plan amendments necessary.

It is anticipated that there will be significant community interest in this project. The proposed scope of work will need to include sufficient budget and designated staff or sub-consultant support for community outreach efforts. In addition to community engagement, the consulting team should also plan a series of meetings with the City Council and Planning Commission to provide updates and receive direction, as well as meetings for adoption.

The City envisions that the specific plan will be presented in the form of a usable document that is frequently consulted by staff, stakeholders, and the public when considering land use decisions. The document shall be technically sound and accurate while also accessible and meaningful to the general public. The document shall have the ability to be easily revised to accommodate future General Plan updates and amendments. Final editions of the land use diagram shall be able to be integrated to the City’s developed GIS system.

The selected Consultant team will also prepare a Program EIR, or Master EIR, depending on further discussion of City needs with selected consultant, for the land uses designated within the Reserve Area and Specific Plan component. The City anticipates the specific plan and land use designations for the reserve area will require an extensive environmental process due to several factors including recent legislation that impacts industrial development (State Assembly Bill 98). Although the City’s General Plan EIR analyzed this area as Commercial land use since that was the most intensive land use relative to potential environmental impacts, the consideration of establishing new land uses in the reserve area under today’s environmental factors should be analyzed with consideration on several new mandates enacted at the State level including Vehicle Miles Traveled (VMT) and AB

98. These new laws have drastically shifted the landscape on transportation and industrial development that were not enacted when the City adopted and certified the General Plan’s EIR. The Program EIR should identify any feasible alternatives and mitigation measures to reduce any significant impacts while also providing a welldocumented environmental record.

The City anticipates this entire process taking between 18-24 months. The City anticipates the project to be completed by a full-service firm or team of firms representing a range of disciplines including land use, environmental, engineering, community engagement, transportation, and other required topics. The proposed scope of work should also include CEQA analysis and a program EIR to environmentally clear a project application for the Reserve Area in the future.
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The City anticipates that there may be a continued process of scoping and confirming assumptions in collaboration with the selected consultant team before the project contract is executed and the planning process is initiated.

Submitted scopes of work should state assumptions about data availability, necessary technical studies, or other technical coordination that is anticipated between the City, the specific plan team, and a future development applicant.

B. Services of the Consultant
The selected Consultant will be expected to perform the following tasks related to the project. These tasks represent the expected services that the selected Consultant will provide to the City. The Consultant is also invited to suggest additional and/or alternative tasks which may be suitable for the process.

Meetings
 Plan and facilitate meetings as specified under the Meetings heading.  Attend public hearings with Planning Commission and City Council, and attend additional meetings as needed with City staff and/or Reserve area property owners and/or stakeholders in which the Consultant will be required to present progress reports, provide follow-up information, and respond to questions.  Meet and confer with other local, regional, state, and federal agencies as necessary to identify and address concerns and comments.

Staff Consultation and Identification of Issues
 Assist City staff in developing a detailed work program and timeline for preparing and carrying out the project.

Assist City staff in identifying any additional tasks not identified in this RFP.  Determine and make recommendations on necessary background and technical research, including, but not limited to, air quality impacts, and climate change impacts.  Make a base line determination with respect to the physical, natural, economic, environmental, and social conditions for use with the specific plan, land use designations, and EIR.  Analyze potential residential densities of sites compared to the carrying capacity of the land.  Identify potential significant environmental impacts which may occur as a result of implementation of the project.
 Develop potential mitigation measures to reduce significant environmental impacts to a less than significant level, or if not possible, to the extent feasible, and discuss potential mitigation measures which could aid in the City’s interest toward minimizing unnecessary outward physical growth.  Identify significant and unavoidable environmental impacts as a result of implementation of the project. Assist the City in preparing defensible findings for Statements of Overriding Considerations.

Program, or Master Environmental Impact Report
 Prepare a Notice of Preparation, Initial Study, Notice of Completion, Notice of Determination, and if necessary, a Statement of Overriding Considerations.
 Prepare and submit an Administrative Draft of the EIR, including technical studies and appendices, for review and editing. Provide one (1) unbound copy and one (1) digital copy containing Microsoft Word and Adobe Reader (pdf) versions of the document.
 Evaluate City comments of the Administrative Draft EIR and incorporate changes directed by staff into a Draft EIR.
 Prepare and submit a Draft EIR, including technical studies and appendices. Provide one (1) unbound copy and (1) digital copy containing Microsoft Word and Adobe Reader (pdf) versions of the document.  Assist the City in evaluating and formulating responses to comments received on the Draft Environmental Document during public review period and the resulting changes to the Draft EIR. 697
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 Prepare and submit a Final EIR, including technical studies and appendices, and incorporating comments of City staff. Provide one (1) bound copy and one (1) digital copy containing Microsoft Word and Adobe Reader (pdf) versions of the document.
 Assist in preparation of findings necessary to adopt or certify the Final Environmental Document, including a Statement of Overriding Considerations, if needed.
 Prepare a draft and final Mitigation Monitoring and Reporting Program, if needed.

Specific Plan and Land Use Map Designations for the entire Reserve Area  Prepare and submit Draft and Final Background Studies. Provide one (1) bound copy and one (1) digital copy containing Microsoft Word and Adobe Reader (pdf) versions of the document.  Prepare and submit a specific plan summary. Provide one (1) bound copy and one (1) digital copy containing Microsoft Word and Adobe Reader (pdf) versions of the document.  Prepare and submit a Final specific plan. Provide one (1) bound copy and one (1) digital copy containing Microsoft Word and Adobe Reader (pdf) versions of the document.  Diagrams depicting the proposed project and the area affected by the specific plan and identified land uses.  The development uses being proposed, and their process for entitlement (permitted by right or conditionally allowed) and the proposed distribution of land uses if the specific plan proposes multiple land uses (i.e., residential, commercial, public, industrial).
 Provide site-specific land use regulations including architectural / design standards for commercial and industrial development.
 A plan for infrastructure and services to support the specific plan.  A financing plan to carry out the project.
 A statement of the specific plan’s consistency with the City’s General Plan.

C. City Responsibilities

1. Compensate the Consultant as provided in the contract agreement.

2. Provide a "City Representative", who will represent the City and who will work with the Consultant in carrying out the provisions of the RFP. The Consultant shall communicate with the City representative who will provide the following services:
 Provide information consisting of relevant materials and reports from the City’s files and databases for the purpose of minimizing background research costs charged by the consultant.  Examine documents submitted to the City by the Consultant and render timely decisions pertaining thereto.
 Give reasonably prompt consideration to all matters submitted by the Consultant for approval to the end that there will be no substantial delays in the Consultant's program of work.  Process invoices submitted by Consultant.
 Provide Consultant with information, maps, and other documentation necessary for completion of Consultant’s work.
 Act as coordinator between Consultant and other City representatives.  Actively participate with the Consultant in presentation of material in all public forums, workshops, meetings, and hearings.
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D. RFP/Agreement Schedule
Event Date of Event
RFP Available to the public .......................................................................................... July 11, 2025 Informational Proposal Conference @ 10:00 am PST ................................................. July 30, 2025 RFP due at 2:00 pm at Purchasing Division, 707 W. Acequia Ave ......................... August 21, 2025 Short list established and vendors notified ............................................................ September, 2025 Interviews/Presentations with short-listed vendors (if required) ............................ September, 2025 Second interviews (if required) .................................................................................................... TBD Award of Contract @ City Council Meeting ................................................................................. TBD Contract Begins ........................................................................................................................... TBD Italicized items and dates are at the City’s option. The City reserves the right to award contract solely on the basis of proposal content.

IV. PROPOSAL CONTENT AND FORMAT REQUIREMENTS
Please provide four (4) bound copies, one (1) unbound copy, and one (1) digital copy of your proposal. Those companies who propose to joint venture a response are asked to respond as a single entity with a designated lead entity and person who will be authorized to respond on behalf of the group.

The following are proposal requirements. Respondents are requested to organize their proposal into sections with tabs corresponding to the listed selection criteria as follows. You must answer the following questions in the same sequence as below. A screening committee will evaluate the completeness of the response to the RFP.

A. General Information
 Firm name, address, telephone number and email address.  Account Representative or other person to contact for clarification of any item contained in the proposal. Include telephone and fax numbers if different from above.
 Specify type of organization (individual, partnership or corporation) and if applicable indicate whether you are:
a. Small Business.
b. Disadvantaged Business.
c. Minority and/or Women-Owned Business.
 Provide your Federal Tax ID Number and City of Visalia Business Tax Certificate Number (must be obtained prior to contract signing).
 Names of firm’s owners / officers.
 Proposed Project Team, including sub-consultants, if any, listing key team members and their duties and responsibilities. Provide a team organizational chart. The contract with the selected Consultant will require that key members shown in the proposal be required to commit time to the project and that the City of Visalia retains the right to accept, reject, or re-negotiate the terms regarding any proposed changes of key personnel or sub-consultants.
 Provide surety information for all sureties – General and Automobile Liability, E/O and Worker’s Compensation.  Minimum of five (5) relevant client references (in the Central Valley or California, if possible) including their name, title, address, e-mail, and telephone number.
 Completed and signed forms with this RFP (pgs. 23-30) 699
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B. Proposed Project Approach
Summarize your approach and understanding of the project and any special considerations of which the City of Visalia should be aware. Indicate clearly, the levels of participation you will expect from City of Visalia staff in the fulfillment of the contract. The contents of this section shall be determined by the proposer, but shall also demonstrate an understanding of the special characteristics of the project. Consultants may provide alternative ideas, programs, formats, and suggestions in the proposal, based on experience with other projects.

This section shall outline the proposed approach to the project. This approach or scope of work shall consist of:

 Phase
 Objective(s)
 Task(s) and brief description
 Work products
 Meetings
 Timeline
 Completion date
Exceptions to the requirements of the RFP shall be clearly delineated in this section.

In addition, you are invited to include a maximum of two (2) pages of information not included, nor requested in this RFP, if you feel it may be useful and applicable to this project.

The information in this section will aid the City in the refinement of the scope of work during contract negotiations.

C. Staff Qualifications and Related Experience

1. Staff Qualifications
Describe the qualifications of all key members of the project team to be assigned to this project by providing resumes/experience summaries describing their education, credentials, experience, and their proposed roles for this contract. All proposed sub-consultants and their tasks in the project shall be identified. Note: Consultant may not substitute any member of the project team without prior written approval of the City.

If your firm intends to subcontract any of the services required under this RFP it must be discussed in this section. Detailed information for each subcontractor must be provided. Note: No work may be subcontracted, nor assigned, without prior written approval of the City of Visalia.

2. Related Experience
Include descriptive information concerning the qualifications and experience of the firm with an emphasis on experience relative to this project. Include information about three (3) previous projects of similar scope and magnitude for which the Consultant has provided the requested services. Be prepared to submit & present example(s) of recent work product which is relevant to this scope of work. For each representative project, identify the client and include a project description, the estimated cost, final fee for the Consultant’s services, date started, date completed and contact reference person(s) with phone numbers. Examples of previous work may be included.

D. Proposed Fee Structure and Schedules
The Proposed Fee Structure and Schedule shall be provided under separate, sealed cover as a part of the RFP submittal.

Provide proposed fees and cost information and recommend a budget plan for all services to be provided in the following format:
 Proposers shall review the requirements of this RFP and address all services in this fee schedule that might reasonably be expected to support the project. Indicate how the City will be invoiced for services, i.e., unit or hourly costs. The fees should be broken down by project component to the best of proposer’s ability, and 700
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further itemized by the type of service, units of work, or other applicable measure. Fees shall be given for each component and for the entire work program. The City will not include compensation in the contract for items not addressed.
 Include a total cost to provide services, based on the consultant’s fee schedule and the scope of work as outlined in this RFP. This cost will be used as a basis for negotiations.  The fee proposal submitted under separate, sealed cover, along with the proposed project approach, will be used as a basis for any contract negotiations. The actual scope of services and fees included in the contract may be negotiated and may vary to satisfy the City’s actual needs.

E. Conflict of Interest
 Disclose any financial, business or other relationship with the City or any member of the City staff that may have an impact on the outcome of the project.
 List current clients who may have a financial interest in the outcome of the project.

V. CONSULTANT SELECTION PROCEDURE
Selection of the successful proposal shall be generally based on the information provided by the Consultant in response to the Request for Proposals and any subsequent interviews that may be conducted. Consultant interviews will be held solely at the option and discretion of the City of Visalia. The process for selection shall occur in the following sequence:
 Review Proposals
 Establish a “short list” of two or more firms
 Interview “short-listed” firms (at the option and discretion of the City)  Identify best qualified firm
 Determine which, if any, alternates will be selected, and negotiate a fee  Award contract
A project Selection Committee, as deemed necessary, will be formed to evaluate the proposals and to make recommendation to the Visalia City Council. This committee may consist of representatives of the user department, members of the community, members of the Council and may include a representative knowledgeable in planning services from outside of the community. Composition and creation of this committee is at the sole discretion of the City. Names of the Committee members, should one be formed, will not be released prior to the time for interviews.

The Committee will review the proposals for format to ensure conformance with the requirements of the RFP and may select finalists to interview with the Committee as a part of the Committee's evaluation process. The City does not guarantee that an interview will take place, thus reserving the right to select a consultant based solely on the information provided in the proposals received in response to the RFP. Should an interview take place, the key personnel responsible for fulfilling the requirements of the project shall be required to be present for the interview.

A. Criteria
The Committee will address the following criteria in evaluation of proposals in order to gauge the ability of a consultant to perform the contract as specified. The same general criteria will be used to judge both the proposal and the presentation, should the City choose to conduct interviews with short-listed firms.

Criteria Explanation Weight
Merit of Proposals Submittal /
Presentation
 Proposals thoroughness 15
Knowledge and Expertise of
Personnel/Firm
 Capability of personnel
 Firm qualifications and experience 25
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 Knowledge and expertise in preparation of
comprehensive specific plans and zoning codes
 Knowledge of contemporary CEQA practices
and environmental issues
Understanding of Project  Knowledge of project and requirements  Ability and resources to develop a detailed,
professional, and technically sound specific plan
and Program EIR, and establish land use
designations in accordance with State law
25 Record of Past Performance  References
 Ability to work effectively with City staff, other
public agencies and related parties.
 Demonstrated ability to complete tasks within
project timelines and budget.
 Satisfactory record of ability to perform on
similar projects
 Project work in Tulare, Kings, and southern
Fresno Counties
25 Timeline  Demonstrated efficient and flexible allocation of time resources focused on completing the tasks
within the City’s timeframes 5
Local Knowledge Preference  Familiarity with the City of Visalia, its policies, ordinances, and procedures 5
Total Points Possible 100
Prior to the award of contract, the City must be assured that the proposer selected has all of the resources required to successfully perform under the contract. This includes, but is not limited to, personnel with the skills required, equipment/materials and financial resources sufficient to provide services called for under this contract. If, during the evaluation process, the City is unable to assure itself of the proposer’s ability to perform under the contract, if awarded, the City has the option of requesting from the proposer, any information that the City deems necessary to determine the proposer’s capabilities. If such information is required, the proposer will be notified and will be permitted seven (7) working days to submit the requested information.

B. Background Check
The City reserves the right to conduct a background inquiry of each proposer which may include the collection of appropriate criminal history information, contractual and business associations and practices, employment histories and reputation in the business community. By submitting a proposal to the City, the proposer consents to such an inquiry and agrees to make available to the City such books and records as the City deems necessary to conduct the inquiry.

C. Award of Contract
The successful firm will be required to execute a contract with the City of Visalia. A Draft Agreement has been included in this RFP to alert proposers to the provisions generally found in City contracts. The Draft Agreement may be altered from the enclosed form at the discretion of the City and without notice to consultant prior to award of contract. The City does not guarantee that the Final Agreement will duplicate the enclosed Draft Agreement. The Visalia City Council will make the final decision on the consultant selection, and authorize the execution of a contract for consulting services.
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VI. GENERAL CONDITIONS
A. Important Notice
The City of Visalia will not be responsible for oral interpretations given by any City employee, representative, or others. Proposers are cautioned that any statements made that materially change any portion of the proposal documents shall not be relied upon unless subsequently ratified by a formal written amendment to the proposal document. The issuance of a written addendum is the only official method whereby interpretation, clarification, or additional information can be given. If any addenda are issued to this Request for Proposals, the City will attempt to notify all prospective vendors who have secured same. However, it will be the responsibility of each vendor, prior to submitting their proposal, to contact the Purchasing Division, located at 707 W. Acequia, Visalia, CA 93291, (559) 713-4334 to determine if addendums were issued and to make such addendum a part of the proposal.

B. Contracting Agency
The contract resulting from this Request for Proposals will be administered by the City of Visalia Finance Department, Purchasing Division.

C. Legal Responsibilities
All proposals must be submitted, filed, made, and executed in accordance with State of California and Federal laws relating to proposals for contracts of this nature whether the same or expressly referred to herein or not.

By submitting a proposal, Consultant certifies that he or she will comply with all Federal laws and requirements, including but not limited to Equal Employment Opportunity, Disadvantaged Business Enterprise, Labor Protection and other laws and regulations applicable to contracts utilizing Federal funds.

D. Permits and Licenses

1. Business License Certificate
Possession of a City of Visalia Business Tax Certificate is not required to submit a proposal in response to this invitation. However, Consultant shall be required to possess, at his/her own expense, a valid and current City of Visalia Business Tax Certificate, prior to commencing work. Fee is based on gross receipts for all business transactions in the City of Visalia. For additional information, contact the City of Visalia at (559) 713-4326.

2. Professional License
Consultant is to be licensed in accordance with the California Business and Professions Code and is to possess current professional registration and be licensed to perform work in the State of California.

3. Permits
Consultant shall be required to obtain and maintain at his/her own expense, any and all permits, licenses and certifications issued by any federal, state or local governmental agency, pertaining to, and necessary for providing the services required in this Request for Proposals.

E. Insurance
Indemnification and Insurance
As respects acts, errors, or omissions in the performance of services, CONTRACTOR agrees to indemnify and hold harmless CITY, its elected and appointed officers, employees, and CITY designated volunteers from and against any and all claims, demands, losses, defense costs, liability or consequential damages arising directly out of CONTRACTOR’s negligent acts, errors or omissions in the performance of his/her services under the terms of this Agreement; except to the extent those arise out of the negligence of CITY.

CITY agrees to indemnify and hold harmless CONTRACTOR, its officers, employees, and designated volunteers from and against any and all losses, defense costs, liability or consequential damages to the extent arising out of CITY’S negligent acts, errors or omissions in the performance of this Agreement. 703
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As respects all acts or omissions which do not arise directly out of the performance of services, including but not limited to those acts or omissions normally covered by general and automobile liability insurance, CONTRACTOR agrees to indemnify, defend (at CITY’s option), and hold harmless CITY, its elected and appointed officers, agents, employees, representatives, and volunteers from and against any and all claims, demands, defense costs, liability, or consequential damages of any kind or nature arising out of or in connection with CONTRACTOR’s (or CONTRACTOR’s subcontractors, if any) performance or failure to perform, under the terms of this Agreement; except to the extent those which arise out of the negligence of CITY.

Without limiting CITY’s right to indemnification, it is agreed that CONTRACTOR shall secure prior to commencing any activities under this Agreement, and maintain during the term of this Agreement, insurance coverage as follows:

 Workers’ Compensation insurance as required by California statutes.  Commercial general liability insurance with a combined single limit of not less that One Million Dollars ($1,000,000) per occurrence. Such insurance shall include coverage for Premises and Operations, Contractual Liability, Personal Injury Liability, Products and Completed Operations Liability, Broad Form Property Damage (if applicable), Independent Contractor’s Liability (if applicable).  Professional liability insurance coverage, in an amount not less than One Million Dollars ($1,000,000).  Comprehensive Automobile Liability coverage with a combined single limit of not less that One Million Dollars ($1,000,000) per occurrence. Such insurance shall include coverage for owned, hired, and non-owned automobiles and shall be provided by a business automobile policy.

Each insurance policy required by this Agreement shall contain the following clause:
“This insurance shall not be canceled, limited in scope or coverage, or non-renewed until after thirty (30) days prior written notice has been given to the City Clerk, City of Visalia, 707 W. Acequia, , Visalia, CA 93291, with the exception of cancellation for non-payment of premium, in which case ten (10) days notice shall be given.” In addition, the Commercial general liability and comprehensive automobile liability policies required by this Agreement shall contain the following clauses:
“It is agreed that any insurance maintained by the City of Visalia shall apply in excess of and not contribute with insurance provided by this policy.”
“The City of Visalia, its officers, agents, employees, representatives and volunteers are added as additional insureds as respects operations and activities of, or on behalf of the named insured, performed under contract with the City of Visalia.”
The successful bidder shall maintain the insurance for the life of the contract. Endorsements are to be received and approved by the City before work commences. Should contractor cease to have insurance as required during any time, all work by contractor pursuant to this agreement shall cease until insurance acceptable to the City is provided.

VII. EXAMINATION OF CONTRACT REQUIREMENTS AND ACCEPTANCE OF

CONTRACT PROPOSAL CONTENT
Before submitting a proposal, proposer’s must satisfy themselves by personal examination of the proposal requirements and other contract documents, and by any other means as they may believe necessary, as to the actual conditions, requirements, and difficulties under which the work must be performed and to verify any representations made by the City of Visalia, upon which the offeror will rely.

The submission of a proposal shall be considered conclusive evidence that the proposer has carefully investigated all conditions that affect, or may at some future date affect, the performance of services covered by this solicitation, 704
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and is satisfied as to the character, quality, and quantities of work to be performed and as to the requirements of the proposal. Submission of a proposal shall also be evidence that the proposer is familiar with directives that in any way affect prosecution of the work or persons engaged or employed in the work.

No proposer shall at any time after submission of a proposal make any claim or assertion that there was any misunderstanding or lack of information regarding the nature or amount of work necessary for satisfactory performance under the contract. If the proposer receives an award as a result of this Request for Proposals, failure to have made such investigations and examinations will in no way relieve the proposer from its obligations to comply in every detail with all provisions and requirements of the contract documents, nor will a plea of ignorance of such conditions and requirements be accepted as a basis for claim whatsoever by the proposer for additional compensation. Any errors, omissions, or discrepancies found in the specifications or other contract documents shall be called to the attention of the City and clarified prior to the submission of proposals.

Should the proposer feel there has been a supplemental or oral modification, it shall be his responsibility to verify said modification in writing prior to submission of the proposal.

The contents of the proposal of the successful proposer shall become contractual obligations if procurement action ensues. Failure to accept these obligations in a contractual agreement shall result in cancellation of award.

A. WITHDRAWAL OF PROPOSALS
Any proposal may be withdrawn at any time prior to the time fixed in the public notice for the receipt of proposals, only by written request for the withdrawal of the proposal filed with the Purchasing Division. The request shall be executed by the proposer or his duly authorized representative. The withdrawal of a proposal does not prejudice the right of the proposer to file a new proposal. No proposal may be withdrawn after the time fixed in the public notice for the receipt of proposals.

B. REJECTION OF PROPOSALS
Failure to meet the requirements of the RFP may be cause for rejection of the proposal. The City may reject the proposal if it is deemed incomplete, contains irregularities of any kind or is offered conditionally. The City reserves the right to reject any and all proposals without cause.

The proposal is to be prepared in such a way as to provide a straightforward, concise delineation of the information requested. Proposals which contain false or misleading statements, or which do not support an attribute or condition claimed by the proposer, may be cause for rejection of the proposal. If, in the opinion of the City, such information was intended to mislead the City in its evaluation of the proposal, it will be cause for rejection of the proposal.

C. EVALUATION/AWARD OF CONTRACT
Evaluation and selection of proposals will be based on the information called for in this RFP. Brochures or other promotional presentations beyond that sufficient to submit a complete and effective proposal are not desired.

Elaborate artwork, expensive paper or binders, and expensive visuals are not necessary.

Proposals will be evaluated by a Selection Committee. The committee may consist of representatives of the user department, members of the community, the Purchasing Division, and may include a representative knowledgeable in planning services from outside of the community. In connection with its evaluation, the City may, at its option, invite one or more proposers to make an oral presentation to the Selection Committee. During these interviews, the proposers will be allowed to present such evidence as may be appropriate in order that the committee can correctly analyze all materials and documentation submitted as a part of the proposals.

The award, if made, will be made within ninety (90) days from proposal closing date. Proposer agrees and so stipulates in submitting this proposal, as though stated therein, and in any subsequent award of contract that:

1. Proposer is an independent contractor, not an employee, agent, or officer of the City.

2. Contract, should it be awarded, shall be interpreted, construed, and given effect in all respects according to the laws of the State of California.
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3. Should proposer be awarded contract, proposer shall not assign contract, or any part thereof, or any moneys due or to become due thereunder, without prior consent of the City.

4. Proposer shall indemnify and hold harmless the City, its officers, officials, employees, and agents from and against all claims, damages, losses, and expenses caused in whole or in part by any negligent act or omission of the proposer, its consultants, subcontractor, anyone directly or indirectly employed by any of them, or anyone for whose acts any of them may be liable, except where caused by the active negligence, sole negligence, or willful misconduct by the City.

5. Proposer shall hold the City harmless from liability of any nature or kind, including cost and expenses for infringement or use of any copyrighted composition, secret process, patented or unpatented invention, article or appliance furnished or used in connection with the contract.

6. Proposer warrants that no gratuities, in the form of gifts, entertainment, or otherwise, were offered or given by the proposer, to any officer or employee of the City with a view toward securing the contract or securing favorable treatment with respect to any determination concerning the performance of the contract. For breach or violation of this warranty, the City shall have the right to terminate the contract, either in whole or in part.

The rights and remedies of the City provided in this clause shall not be exclusive, and are in addition to any other rights and remedies provided by law or under the contract.

D. PROPOSAL PRICING GUIDELINES
Proposer shall provide proposed fees and cost information as a part of this Request for Proposals. Proposed fees shall be submitted under separate, sealed cover.

E. ASSIGNMENT OF CONTRACT
No assignment by the vendor of the contract or any part hereof, or of funds to be received there under, will be binding upon the City unless such assignment had prior written approval and consent of the City. In the event the City gives such consent, the terms and conditions of the agreement shall apply to, and bind the party or parties to whom such work is assigned, sublet or transferred.

F. DOCUMENTS/DATA
A. Ownership of Documents: All original papers and documents, produced as a result of this Agreement, shall become the property of the CITY. In addition, CITY shall be provided with access and use of any other papers and documents consistent with the purpose and scope of services covered by this Agreement. Any additional copies, not otherwise provided for herein, shall be the responsibility of the CITY.

Documents, including drawings and specifications, prepared by CONSULTANT pursuant to this Agreement, are not intended or represented to be suitable for reuse by CITY or others on extensions of the PROJECT or on any other project. Any use of the completed documents for other projects and any use of incomplete documents without the specific written authorization from CONSULTANT will be at CITY’s sole risk and without liability to CONSULTANT. Further, any and all liability arising out of changes made to CONSULTANT’s deliverables under this Agreement by CITY or persons other than CONSULTANT is waived as against CONSULTANT, and the CITY assumes full responsibility for such changes unless the CITY has given CONSULTANT prior notice and has received from CONSULTANT written consent for such changes.

B. Publication: No report, information, or other data given or prepared or assembled by the CONSULTANT pursuant to this Agreement, shall be made available to any individual or organization by the CONSULTANT without the prior written approval of the CITY. Notwithstanding the foregoing, however, the CONSULTANT shall not be required to protect or hold in confidence and confidential information which (1) is or becomes available to the public with the prior written consent of the CITY; 706
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(2) must be disclosed to comply with law; or (3) must be disclosed in connection with any legal proceedings.

C. Copyrights: The CONSULTANT shall be free to copyright material developed under this Agreement with the provision that the CITY be given a nonexclusive and irrevocable license to reproduce, publish or otherwise use, and to authorize others to use the material for government or public purposes.

G. TERMINATION OF CONTRACT
The nature of this services contract requires that the City and the consultant must work closely as a mutually supporting team without conflict. Also, the City needs to be able to terminate this agreement at any time the City may feel this working relationship has been impaired or should the City no longer have complete confidence and satisfaction in the quality and performance of services by the proposer. Therefore:

The right to terminate this Agreement, with or without cause, may be exercised without prejudice to any other right or remedy to which the terminating party may be entitled at law or under this Agreement.

A. Termination By Either Party Without Cause: The CITY or CONSULTANT may terminate this Agreement at any time by giving written notice to the other of such termination and specifying the effective date thereof, at least thirty (30) days before the effective date of such termination. Should the contract be terminated for convenience, the proposer shall be paid for all authorized services provided, including reasonable charges for de-mobilization. However, the proposer shall not be paid any anticipated profit or fees for services not provided.

B. Termination of Agreement for Cause: The CITY may by written notice to the CONSULTANT specifying the effective date thereof, at least fifteen (15) days before the effective date of such termination, terminate the whole or any part of this Agreement in any of the following circumstances:

1. If the proposer shall fail to provide services or perform satisfactorily the work required by the terms and conditions of the contract, or materially breaches any of its obligations under this agreement the City may terminate the contract, in whole or in part.

2. Any assignment, subletting or transfer of the interest of the Consultant, either in whole or in part, without the written consent of the City shall be cause for the City to immediately terminate the agreement for default.

3. Notwithstanding any other provisions of this agreement, this agreement may be terminated by the City upon a single violation of this agreement.

C. Post-Termination:

1. In the event the CITY terminates this Agreement with or without cause, the CITY may procure, upon such terms and such manner as it may determine appropriate, services similar to those terminated.

2. Except with respect to defaults of subconsultants, the CONSULTANT shall not be liable for any excess costs if the failure to perform this Agreement arises out of causes beyond the control and without the fault or negligence of the CONSULTANT. Such causes include, but are not limited to, acts of God or of the public enemy, floods, epidemics, quarantine restrictions, strikes, and unusually severe weather; but in the event the failure to perform is caused by the default of a subconsultant, the CONSULTANT shall not be liable for failure to perform, unless the services to be furnished by the subconsultant were obtainable from 707
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other sources in sufficient time and within budgeted resources to permit the CONSULTANT to meet the required delivery schedule or other performance requirements.

3. Should the Agreement be terminated with or without cause, the CONSULTANT shall provide the CITY with all finished and unfinished documents, data, studies, services, drawings, maps, models, photographs, reports, etc., prepared by the CONSULTANT pursuant to this Agreement.

4. Upon termination, with or without cause, CONSULTANT will be compensated for the services satisfactorily completed to the date of termination according to compensation provisions contained herein. In no event, shall the total compensation paid CONSULTANT exceed the total compensation agreed to herein.

5. If, after notice of termination of this Agreement, as provided for in this article, it is determined for any reason that the CONSULTANT was not in default under the provisions of this article, then the rights and obligations of the parties shall be the same as if the Agreement was terminated without cause.

6. Termination of this Agreement shall not terminate any obligation to indemnify, to maintain and make available any records pertaining to the Agreement, to cooperate with any audit, to be subject to offset, or to make any reports of pre-termination activities.

H. RIGHT TO REQUIRE PERFORMANCE
The failure of the City at any time to require performance by the proposer of any provisions hereof shall in no way affect the right of the City thereafter to enforce the same. Nor shall waiver by the City of any breach of any provision hereof be taken or held to be waiver of any succeeding breach of such provision or as a waiver of any provision itself.

I. ETHICS IN PUBLIC CONTRACTING
Each proposer, by submitting a proposal, certifies that it is not a party to any collusive action or any action that may be in violation of the Sherman Antitrust Act by submitting a proposal, the proposer certifies that its proposal was made without fraud; that it has not offered or received any kickbacks or inducements from any other proposer in connection with the request for proposal; and that it has not conferred on any public employee, public member or public official having responsibility for this procurement transaction, any payment, loan, subscription, advance, deposit of money, services, or anything of more than nominal value. The proposer further certifies that no relationship exists between itself and the City or another person or organization that interferes with fair competition or constitutes a conflict of interest with respect to a contract with the City of Visalia.

Prior to the award of any contract, the potential Consultant may be required to certify in writing to the Purchasing Division that no relationship exists between the proposer and any City employee, officer, official or agent that interferes with fair competition or is a conflict of interest with respect to a contract with the City of Visalia.

More than one proposal from an individual, firm, partnership, corporation or association under the same or different names may be rejected. Reasonable grounds for believing that a proposer has interest in more than one proposal for the work solicited may result in rejection of all proposals in which the proposer is believed to have an interest.

J. Independent Contractor
In the performance of the services herein provided for, the Consultant shall be, and is, an independent contractor and is not an agent or employee of the CITY. The Consultant has and shall retain the right to exercise full control and supervision of all persons assisting the Consultant in the performance of said services hereunder. The Consultant shall be solely responsible for all matters relating to the payment of its employees including compliance with social security and income tax withholding and all other regulations governing such matters. 708
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K. EQUAL EMPLOYMENT OPPORTUNITY
During the performance of the contract, proposer agrees to the following:

1. Proposer shall comply with all the requirements, when applicable, of the California Fair Employment Practice Commission and provisions of, when applicable, all Federal, State of California, County of Tulare and City of Visalia laws and ordinances related to employment practices.

2. Proposer shall not discriminate against any employee or applicant for employment on the basis of race, religion, color, gender, age, handicap, national origin or ancestry, except when such a condition is a bona fide occupational qualification reasonably necessary for the normal operations of the proposer. The proposer agrees to post in conspicuous places, visible to the employees and applicants for employment, notices setting forth the provisions of this nondiscrimination clause.

3. Proposer, in all solicitations or advertisements for employees, placed by, or on behalf of the proposer, shall state that proposer is an Equal Opportunity Employer.

L. VENUE
Any contract resulting from this solicitation shall be governed by, and construed in accordance with, the laws of the State of California. Venue for any litigation arising out of the contract will be vested in Tulare County, California.

M. PROPRIETARY INFORMATION
The proposals received shall become the property of the City of Visalia and are subject to public disclosure. Proposal prices and information submitted by proposers will be made available to proposers after City Council has approved award of contract. Proposers are to indicate any restrictions on the use of data contained in their responses. Those parts of a proposal which are defined by the proposer as business or trade secrets, as that term is defined in California Government Code, Section 6254.7, and are reasonably marked as “Trade Secrets”, “Confidential” or “Proprietary” shall only be disclosed to the public if such disclosure is required or permitted under the California Public Records Act or otherwise by law. Proposers who indiscriminately and without justification identify most, or all, of their proposal as exempt from disclosure may be deemed non-responsive.

N. INCURRING COSTS
The City of Visalia is not liable for any cost incurred by proposers in responding to this Request for Proposals.

O. FIREARMS PROHIBITTED
Guns may not be carried by contractors/developers/consultants while working on City of Visalia premises without the expressed written approval of a City of Visalia Department Head, or an exemption in the contract. If a contractor/developer/consultant is caught carrying a gun, without City permission, their contract will be terminated.

P. Executive Order N-6-22 – Russian Sanctions
On March 4, 2022, Governor Gavin Newsom issued Executive Order N-6-22 (the EO) regarding Economic Sanctions against Russia and Russian entities and individuals. “Economic Sanctions” refers to sanctions imposed by the U.S. government in response to Russia’s actions in Ukraine, as well as any sanctions imposed under state law. By submitting a bid or proposal, Contractor represents that it is not a target of Economic Sanctions. Should the State determine Contractor is a target of Economic Sanctions or is conducting prohibited transactions with sanctioned individuals or entities, that shall be grounds for rejection of the Contractor’s bid/proposal any time prior to contract execution, or, if determined after contract execution, shall be grounds for termination by the State.

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NON-COLLUSION AFFIDAVIT
(Title 23 United States Code Section 112 and Public Contract Code Section 7106) Submit With Proposal
In accordance with Title 23 United States Code section 112 and Public Contract Code 7106 the bidder declares that bid is not made in the interest of, or on behalf of, any undisclosed person, partnership, company, association, organization, or corporation; that the bid is genuine and not collusive or sham; the bidder has not directly or indirectly induced or solicited any other bidder to put in a false or sham bid, and has not directly or indirectly colluded, conspired, connived, or agreed with any bidder or anyone else to put in a sham bid, or that anyone shall refrain from bidding; that the bidder has not in any manner, directly or indirectly, sought by agreement, communication, or conference with anyone to fix the bid price of the bidder or any other bidder, or to fix any overhead, profit, or cost element of the bid price, or of that of any other bidder, or to secure any advantage against the public body awarding the contract of anyone interested in the proposed contract; that all statements contained in the bid are true; and, further, that the bidder has not, directly or indirectly, submitted his or her bid price or any breakdown thereof, or the contents thereof, or divulged information or data relative thereto, or paid, and will not pay, any fee to any corporation, partnership, company association, organization, bid depository, or to any member or agent thereof to effectuate a collusive or sham bid.
__________________________________________ ________________________ Signature Date
Note: The above Non-collusion Affidavit is part of the Bid/Proposal.

Bidders are cautioned that making a false certification may subject the certifier to criminal prosecution.

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WORKERS’ COMPENSATION INSURANCE CERTIFICATE
(CALIF. LABOR CODE § 3700)
Submit With Proposal

STATE OF CALIFORNIA )
) ss

CITY OF VISALIA )
I am aware of the provisions of Section 3700 of the Labor Code which requires every employer to be insured against liability for workers’ compensation or to undertake self-insurance in accordance with the provisions of that code, and I will comply with such provisions before commencing the performance of the work under this contract.

Company: _________________________________________
Business Address: _________________________________________ Signature: _________________________________________
Name of Signing Official: _________________________________________ Title of Signing Official: _________________________________________ Date: _________________________________________
Company Seal:
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EQUAL EMPLOYMENT OPPORTUNITY COMPLIANCE CERTIFICATE
(EXECUTIVE ORDER 11246)
Submit With Proposal
Equal Opportunity Clause
Unless exempted by rules, regulations or orders of the Secretary of Labor issued pursuant to Executive Orders 10925, 11114 or Section 204 of Executive Order 11246 of September 24, 1965, during the performance of each contract with the City of Visalia, the BIDDER agrees as follows:

1. The BIDDER will not discriminate against any employee or applicant for employment because of race, color, religion, gender, national origin or political affiliation. The BIDDER will take affirmative action to ensure that applicants are employed, and that employees are treated during employment, without regard to their race, color, religion, gender, national origin or political affiliation. Such action shall include, but not be limited to, the following: employment upgrading, demotion or transfer, recruitment or recruitment advertising, layoff or termination, rates of pay or other forms of compensation, and selection for training, including apprenticeship. The BIDDER agrees to post in conspicuous places, available to employees and applicants for employment, notices to be provided by the contracting officer setting forth the provisions of this nondiscrimination clause.

2. The BIDDER will, in all solicitations or advertisements for employees, placed by or on behalf of the BIDDER, state that all qualified applicants will receive consideration for employment without regard to race, color, religion, gender, national origin or political affiliation.

3. The BIDDER will send to each labor union or representative of workers with which he has a collective bargaining agreement or other contract or understanding, a notice to be provided by the agency contracting officer, advising the labor union or the workers’ representative of the BIDDER’s commitments under Section 202 of Executive Order 11246 of September 24, 1965, and shall post copies of the notice on conspicuous places available to employees and applicants for employment.

4. The BIDDER will comply with all provisions of Executive Order 11246 of September 24, 1965, and the rules, regulations and relevancy orders of the Secretary of Labor.

5. The BIDDER will furnish all information and reports required by Executive Order 11246 of September 24, 1965, and by the rules, regulations and relevant orders of the Secretary of Labor, or pursuant thereto, and will permit access to his books, records and accounts by the contracting agency and the Secretary of Labor for purposes of investigation to ascertain compliance with such rules, regulations and orders.

6. In the event of the BIDDER’s non-compliance with the non-discrimination clauses of this subcontract or with any of such rules, regulations or orders, this subcontract may be canceled, terminated or suspended, in whole, or in part and the BIDDER may be declared ineligible for further government contracts in accordance with the procedures authorized in accordance with Executive Order 11246 of September 24, 1965, and such other sanctions may be imposed and remedies invoked as provided in Executive Order 11246 of September 24, 1965, or by rule, regulation or order of the Secretary of Labor, or otherwise provided by law.

7. The BIDDER will include the provisions of Paragraphs (1) through (7) in every subcontract or purchase order unless exempted by rules, regulations or orders of the Secretary of Labor issued pursuant to Section 204 of Executive Order 11246 of September 24, 1965, so that such provisions will be binding upon each SUBBIDDER or vendor. The BIDDER will take such action with respect to any subcontract or purchase order as the contracting agency may direct as a means of enforcing such provisions including sanctions for non-compliance. Provided, however, that in the event the BIDDER becomes involved in, or is threatened with litigation with a SUBBIDDER or vendor as a result of such direction by the contracting agency, the BIDDER may request the United States to enter into such litigation to protect the interest of the United States.

Company:_______________________________________
Business Address:______________________________________________________________________________ Signature:______________________________________________ Date:________________ Name & Title of Signing Official: ______________________________________________Company Seal (if any):
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BIDDER’S STATEMENT ON PREVIOUS CONTRACTS

SUBJECT TO EQUAL EMPLOYMENT OPPORTUNITY CLAUSE
(EXECUTIVE ORDER 11246)
Submit With Proposal
The BIDDER shall complete the following statement by checking the appropriate blanks:

The BIDDER has_____ has not _____ participated in a previous contract subject to the Equal Employment Opportunity Clause prescribed by Executive Order 11246, as amended, of September 24, 1965.

The BIDDER has _____ has not _____ submitted all compliance reports in connection with any such contract due under the applicable filing requirements; and that representation indicating submission of required compliance reports signed by proposed subBIDDERs will be awarded prior to award of subcontracts.

If the BIDDER has participated in previous contracts subject to the Equal Employment Opportunity Clause and has not submitted compliance reports due under applicable filing requirements, the BIDDER shall submit a compliance report on Standard Form 100, “Employee Information Report EEO-I” prior to award of the contract.

Note: Failure to complete the blanks may be grounds for rejecting the bid.

Company: ______________________________________________ Business Address: ______________________________________________ Signature: ______________________________________________ Name of Signing Official: ______________________________________________ Title of Signing Official: ______________________________________________ Date: ______________________________________________
Company Seal:
(if any)
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AMERICANS WITH DISABILITIES ACT COMPLIANCE CERTIFICATE
Submit With Proposal
By submission of a bid, the BIDDER certifies it will comply with the Americans with Disabilities Act, 42 U.S.C., 12101 et. seq., and will maintain compliance throughout the life of this Contract. By commencing performance of the Contract work, the selected BIDDER certifies to the Americans with Disabilities Act compliance.

Company: ______________________________________________ Business Address: ______________________________________________ Signature: ______________________________________________ Name of Signing Official: ______________________________________________ Title of Signing Official: ______________________________________________ Date: ______________________________________________
Company Seal:
(if any)
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Ownership Disclosure and California Levine Act Statement Submit With Proposal
The following disclosure and statement apply to the Bidder/Proposer/Contractor/Consultant/ Vendor/Supplier or Company:

1. submitting a bid or proposal in response to a solicitation by City of Visalia; or

2. as Awardee of a contract/purchase order which is subject to approval by the Visalia City Council.

OWNERSHIP DISCLOSURE
___________________________________________________________________________________________ Name of Bidder/Proposer/Contractor/Consultant/Vendor/Supplier or Company ___________________________________________________________________________________________ Address
List the names of all principals, partners, and/or trustees. For corporations, provide names of officers, directors and all stockholders owning more than 10% equity interest in corporation:
______________________________________________________________________________________________ ______________________________________________________________________________________________ ______________________________________________________________________________________________ ______________________________________________________________________________________________

CALIFORNIA LEVINE ACT STATEMENT
California Government Code Section 84308, also know as the “Levine Act,” can prohibit members of the Visalia City Council from participating in any action related to a contract if he or she receives any political contributions totaling more than $250 within the previous twelve (12) months, and for twelve (12) months following the date a final decision concerning the contract has been made, from the person or company awarded the contract. The Levine Act also requires disclosure of such contribution(s) by a party to be awarded a specific contract.

The following website contains a list of current Visalia City Council Members, https://www.visalia.city/government/city_council/default.asp. You are responsible for reviewing the names of Visalia City Council Members prior to making the following disclosure:

1. Have you or your company, or any agent on behalf of you or your company, made any political contributions of more than $250 to a Visalia City Council Member in the twelve (12) months preceding the date of the submission of your proposals or the anticipated date of any City Council action related to this contract? YES:_____ NO:_____.

If yes, please identify the City Council Member(s) and date(s) of contribution in the space below:

Council Member(s) Name Date of Contribution(s)
_____________________________ ___________________________ Answering YES, does not preclude the City of Visalia from awarding a contract to your firm or from taking any subsequent action related to the contract. It does, however, preclude the identified Visalia City Council Member(s) from participating in any actions related to this contract.

NOTICE: The disclosure duty under state law continues for twelve (12) months after the award. If the above information regarding contributions changes during this time after the award, then the awardee is required to update this disclosure form.
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Submit with Proposal

STATE OF CALIFORNIA

DRUG-FREE WORKPLACE CERTIFICATION
STD.21 (REV.12-93)

CERTIFICATION
I, the official named below, hereby swear that I am duly authorized legally to bind the contractor or grant recipient to the certification described below. I am fully aware that this certification, executed on the date below, is made under penalty of perjury under the laws of the State of California.

CONTRACTOR/BIDDER FIRM NAME FEDERAL ID NUMBER
BY (Authorized Signature) DATE EXECUTED
PRINTED NAME AND TITLE OF PERSON SIGNING TELEPHONE NUMBER (Include Area Code)
( )
TITLE
CONTRACTOR/BIDDER FIRM’S MAILING ADDRESS
The contractor or grant recipient named above hereby certifies compliance with Government Code Section 8355 in matters relating to providing a drug-free workplace. The above-named contractor or grant recipient will:

1. Publish a statement notifying employees that unlawful manufacture, distribution, dispensation, possession, or use of a controlled substance is prohibited and specifying actions to be taken against employees for violations, as required by Government Code Section 8355(a).

2. Establish a Drug-Free Awareness Program as required by Government Code Section 8355(b), to inform employees about all of the following:
(a) The dangers of drug abuse in the workplace,
(b) The person’s or organization’s policy of maintaining a drug-free workplace, (c) Any available counseling, rehabilitation and employee assistance programs, and (d) Penalties that may be imposed upon employees for drug abuse violations.

3. Provide as required by Government Code Section 8355©, that every employee who works on the proposed contract or grant:
(a) Will receive a copy of the company’s drug-free workplace policy statement, and (b) Will agree to abide by the terms of the company’s statement as a condition of employment on the contract or grant.

4. At the election of the contractor or grantee, from and after the “Date Executed” and until ____________ (NOT TO EXCEED 36 MONTHS), the state will regard this certificate as valid for all contracts or grants entered into between the contractor or grantee and this state agency without requiring the contractor or grantee to provide a new and individual certificate for each contract or grant. If the contractor or grantee elects to fill in the blank date, then the terms and conditions of this certificate shall have the same force, meaning effect and enforceability as if a certificate were separately, specifically, and individually provided for each contract or grant between the contractor or grantee and this state agency. 716
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IRAN CONTRACTING ACT CERTIFICATION
(PUBLIC CONTRACT CODE SECTION 2200 ET SEQ.)
Submit With Proposal
As required by California Public Contract Code Section 2204, the Contractor certifies subject to penalty for perjury that the option checked below relating to the Contractor’s status in regard to the Iran Contracting Act of 2010 (Public Contract Code Section 2200 et seq.) is true and correct:
⃝ The Contractor is not:
(1) Identified on the current list of persons and entities engaged in investment activities in Iran prepared by the California Department of General Services in accordance with subdivision (b) of Public Contract Code Section 2203; or
(2) A financial institution that extends, for 45 days or more, credit in the amount of $20,000,000 or more to any other person or entity identified on the current list of persons and entities engaging in investment activities in Iran prepared by the California Department of General Services in accordance with subdivision (b) of Public Contract Code Section 2203, if that person or entity uses or will use the credit to provide goods or services in the energy sector in Iran. ⃝ The City has exempted the Contractor from the requirements of the Iran Contracting Act of 2010 after making a public finding that, absent the exemption, the City will be unable to obtain the goods and/or services to be provided pursuant to the Contract.
⃝ The amount of the Contract payable to the Contractor for the Project does not exceed $1,000,00 over the life of the contract (up to 5 years).

Signature:____________________________________ Printed Name:_________________________ Title:______________________________________ Agency Name:_____________________________ Date:____________________
Note: In accordance with Public Contract Code Section 2205, false certification of this form shall be reported to the California Attorney General and may result in civil penalties equal to the greater of $250,000 or twice the Contract amount, termination of the Contract and/or eligibility to bid on contracts for three years.

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(Sample Agreement – do not submit with proposal)

PROFESSIONAL SERVICES AGREEMENT FOR

PREPARATION OF RESERVE AREA LAND USE DESIGNATIONS, SPECIFIC PLAN FOR POTENTIAL

INDUSTRIAL LAND USES, AND PROGRAM ENVIRONMENTAL IMPACT REPORT This Agreement, entered into this ________ day of ________________, 20____, by and between the City of Visalia, hereinafter referred to as the “CITY”, and ____________________________ hereinafter referred to as the “CONSULTANT”.

W I T N E S S E T H
WHEREAS, the CITY is authorized and empowered to employ consultants and specialists in the performance of its duties and functions; and
WHEREAS, the CITY has the desire to secure certain technical and professional services to assist in the preparation and completion of the items of work described as “Scope of Work” in Exhibit “A”, and hereinafter referred to as the “PROJECT”; and

WHEREAS, the CONSULTANT represents it is licensed, qualified and willing to provide such services pursuant to terms and conditions of this Agreement.

NOW, THEREFORE, CITY and CONSULTANT agree as follows:

I. SERVICES TO BE PERFORMED BY THE CONSULTANT
A. Authorized Scope of Work: The CONSULTANT agrees to perform all work necessary to complete in a manner satisfactory to the CITY those tasks described in Exhibit “A” - Scope of Work, for the cost identified in Exhibit “B” - Project Fee.

B. Additional Services: Incidental work related to the PROJECT and not provided for in Exhibit “A” may be needed during the performance of this Agreement. The CONSULTANT agrees to provide any and all additional services at the rates identified in attached Exhibit “C” - Schedule of Fees for Professional Services. Such additional services shall not be performed by CONSULTANT without the written consent of CITY.

II. TIME OF PERFORMANCE
The CONSULTANT shall commence performance of this Agreement within ten (10) days of Consultant’s Notice to Proceed following City Council approval of this Agreement and shall complete the work within the timeframes outlined in Exhibit “A”, unless otherwise extended in writing by CITY, in its sole discretion.

If the CONSULTANT fails to complete the PROJECT within the time specified, plus any extensions of time which may be granted, the CITY shall determine the percent of each work item completed and shall pay the CONSULTANT on that basis.

CONSULTANT shall not be responsible for delays which are due to causes beyond the CONSULTANT’s reasonable control. In the case of any such delay, the time of completion shall be extended accordingly in a writing signed by both parties.
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III. COMPENSATION
A. Total Compensation: For services performed pursuant to this Agreement, the CITY agrees to pay and the CONSULTANT agrees to accept, as payment in full, a sum not to exceed _______________________________________ dollars ($ ). This amount shall constitute complete compensation, including document production and out-of-pocket expenses for all services for the work and PROJECT identified in Exhibits “A” and “B”.

B. Payment of Compensation: The CONSULTANT shall be compensated according to the progress payment schedule set forth in Exhibit “D” upon completion of percentage of each noted phase. The CONSULTANT shall be paid no later than thirty (30) days following submission of a written, verified billing to the CITY. Said billing shall include the percentage of each task completed to date and since the date of the preceding billing, if any.

IV. AUTHORIZED REPRESENTATIVE
A. CITY: The _____________________ shall represent the CITY in all matters pertaining to the services to be rendered under this Agreement, except where approval of the City Council of the City of Visalia is specifically required.

B. CONSULTANT: ______________ shall represent and act as principle for CONSULTANT in all matters pertaining to the services to be rendered by it under this Agreement.

V. TERMINATION
The right to terminate this Agreement, with or without cause, may be exercised without prejudice to any other right or remedy to which the terminating party may be entitled at law or under this Agreement.

A. Termination By Either Party Without Cause: The CITY or CONSULTANT may terminate this Agreement at any time by giving written notice to the other of such termination and specifying the effective date thereof, at least thirty (30) days before the effective date of such termination.

B. Termination of Agreement for Cause: The CITY may by written notice to the CONSULTANT specifying the effective date thereof, at least fifteen (15) days before the effective date of such termination, terminate the whole or any part of this Agreement in any of the following circumstances:

1. If the CONSULTANT fails to perform the services called for by this Agreement within time(s) specified herein or any extension thereof; or

2. If the CONSULTANT fails to make progress under this Agreement as to endanger performance of this Agreement in accordance with its terms, and does not correct such failure within a period of ten (10) days (or longer period as the CITY may authorize in writing) after receipt of notice from the CITY specifying such failure.

C. Post-Termination:

1. In the event the CITY terminates this Agreement with or without cause, the CITY may procure, upon such terms and such manner as it may determine appropriate, services similar to those terminated.

2. Except with respect to defaults of subconsultants, the CONSULTANT shall not be liable for any excess costs if the failure to perform this Agreement arises out of causes beyond the 719
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control and without the fault or negligence of the CONSULTANT. Such causes include, but are not limited to, acts of God or of the public enemy, floods, epidemics, quarantine restrictions, strikes, and unusually severe weather; but in the event the failure to perform is caused by the default of a subconsultant, the CONSULTANT shall not be liable for failure to perform, unless the services to be furnished by the subconsultant were obtainable from other sources in sufficient time and within budgeted resources to permit the CONSULTANT to meet the required delivery schedule or other performance requirements.

3. Should the Agreement be terminated with or without cause, the CONSULTANT shall provide the CITY with all finished and unfinished documents, data, studies, services, drawings, maps, models, photographs, reports, etc., prepared by the CONSULTANT pursuant to this Agreement.

4. Upon termination, with or without cause, CONSULTANT will be compensated for the services satisfactorily completed to the date of termination according to compensation provisions contained herein. In no event, shall the total compensation paid CONSULTANT exceed the total compensation agreed to herein.

5. If, after notice of termination of this Agreement, as provided for in this article, it is determined for any reason that the CONSULTANT was not in default under the provisions of this article, then the rights and obligations of the parties shall be the same as if the Agreement was terminated without cause.

6. Termination of this Agreement shall not terminate any obligation to indemnify, to maintain and make available any records pertaining to the Agreement, to cooperate with any audit, to be subject to offset, or to make any reports of pre-termination activities.

VI. INTEREST OF OFFICIALS AND THE CONSULTANT
A. No officer, member, or employee of the CITY who exercises any functions or responsibilities in the review or approval of this Agreement shall:

1. Participate in any decision relating to this Agreement which effects his personal interest or the interest of any corporation, partnership, or association in which he has, directly or indirectly, any interest; or

2. Have any interest, direct or indirect, in this Agreement or the proceeds thereof during his tenure or for one year thereafter.

B. The CONSULTANT hereby covenants that he has, at the time of the execution of this Agreement, no interest, and that he shall not acquire any interest in the future, direct or indirect, which would conflict in any manner or degree with the performance of services required to be performed pursuant to this Agreement. The CONSULTANT further covenants that in the performance of this work, no person having any such interest shall be employed.

VII. NO PERSONNEL, AGENCY OR COMMISSION
The CONSULTANT warrants, by execution of this Agreement, that no personnel agency has been employed or retained to solicit or secure this contract upon an agreement or understanding for a commission, percentage, brokerage or contingent fee, excepting bona fide established commercial or selling agencies maintained by the CONSULTANT for the purpose of securing business. For breach or violation of this warranty, the CITY shall have the right to annul this Agreement without liability or, in its discretion, to deduct from this Agreement price or 720
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consideration, or otherwise recover, the full amount of such fee, commission, percentage, brokerage fee, gift, or contingent fee.

VIII. SUBCONTRACTING
A. The CONSULTANT shall not subcontract or otherwise assign any portion of the work to be performed under this Agreement without the prior written approval of the CITY.

B. In no event shall the CONSULTANT subcontract work in excess of 50% of the contract amount, excluding specialized services. Specialized services are those items not ordinarily furnished by a consultant performing the particular type of project.

IX. INDEPENDENT CONTRACTOR
In the performance of the services herein provided for, the CONSULTANT shall be, and is, an independent contractor and is not an agent or employee of the CITY. The CONSULTANT has and shall retain the right to exercise full control and supervision of all persons assisting the CONSULTANT in the performance of said services hereunder. The CONSULTANT shall be solely responsible for all matters relating to the payment of its employees including compliance with social security and income tax withholding and all other regulations governing such matters.

X. SPECIFICATIONS
All specifications, manuals, standards, etc., either attached to this Agreement or incorporated by reference, are binding as to the performance of the work specified in this Agreement unless they are changed by written amendment to this Agreement modified in writing to incorporate such changes.

XI. DOCUMENTS/DATA
A. Ownership of Documents: All original papers and documents, produced as a result of this Agreement, shall become the property of the CITY. In addition, CITY shall be provided with access and use of any other papers and documents consistent with the purpose and scope of services covered by this Agreement. Any additional copies, not otherwise provided for herein, shall be the responsibility of the CITY.

Documents, including drawings and specifications, prepared by CONSULTANT pursuant to this Agreement, are not intended or represented to be suitable for reuse by CITY or others on extensions of the PROJECT or on any other project. Any use of the completed documents for other projects and any use of incomplete documents without the specific written authorization from CONSULTANT will be at CITY’s sole risk and without liability to CONSULTANT. Further, any and all liability arising out of changes made to CONSULTANT’s deliverables under this Agreement by CITY or persons other than CONSULTANT is waived as against CONSULTANT, and the CITY assumes full responsibility for such changes unless the CITY has given CONSULTANT prior notice and has received from CONSULTANT written consent for such changes.

B. Publication: No report, information, or other data given or prepared or assembled by the CONSULTANT pursuant to this Agreement, shall be made available to any individual or organization by the CONSULTANT without the prior written approval of the CITY. Notwithstanding the foregoing, however, the CONSULTANT shall not be required to protect or hold in confidence and confidential information which (1) is or becomes available to the public with the prior written consent of the CITY; (2) must be disclosed to comply with law; or (3) must be disclosed in connection with any legal proceedings.
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C. Copyrights: The CONSULTANT shall be free to copyright material developed under this Agreement with the provision that the CITY be given a nonexclusive and irrevocable license to reproduce, publish or otherwise use, and to authorize others to use the material for government or public purposes.

XII. INDEMNIFICATION AND INSURANCE
A. As respects acts, errors, or omissions in the performance of services, CONSULTANT agrees to indemnify and hold harmless CITY, its elected and appointed officers, employees, and CITY designated volunteers from and against any and all claims, demands, losses, defense costs, liability or consequential damages arising directly out of CONSULTANT’s negligent acts, errors or omissions in the performance of his/her services under the terms of this Agreement, except to the extent those arise out of the negligence of CITY.

B. CITY agrees to indemnify and hold harmless CONSULTANT, its officers, employees, and designated volunteers from and against any and all losses, defense costs, liability or consequential damages to the extent arising out of CITY’S negligent acts, errors or omissions in the performance of this Agreement.

C. As respects all acts or omissions which do not arise directly out of the performance of services, including but not limited to those acts or omissions normally covered by general and automobile liability insurance, CONSULTANT agrees to indemnify, defend (at CITY’s option), and hold harmless CITY, its elected and appointed officers, agents, employees, representatives, and volunteers from and against any and all claims, demands, defense costs, liability, or consequential damages of any kind or nature arising out of or in connection with CONSULTANT’s (or CONSULTANT’s subcontractors, if any) performance or failure to perform, under the terms of this Agreement; except to the extent those which arise out of the negligence of CITY.

D. Without limiting CITY’s right to indemnification, it is agreed that CONSULTANT shall secure prior to commencing any activities under this Agreement, and maintain during the term of this Agreement, insurance coverage as follows:

1. Workers’ compensation insurance as required by California statues.

2. Commercial general liability insurance with a combined single limit of not less than One Million Dollars ($1,000,000) per occurrence. Such insurance shall include coverage for Premises and Operations, Contractual Liability, Personal Injury Liability, Products and Completed Operations Liability, Broad Form Property Damage (if applicable), Independent Contractor’s Liability (if applicable).

3. Professional liability insurance coverage, in an amount not less than One Million Dollars ($1,000,000).

4. Comprehensive Automobile Liability coverage with a combined single limit of not less than One Million Dollars ($1,000,000) per occurrence. Such insurance shall include coverage for owned, hired, and non-owned automobiles and shall be provided by a business automobile policy.

E. CITY’S Risk Manager is hereby authorized to reduce the requirements set forth above in the event he/she determines that such reduction is in the CITY’S best interest.

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F. Each insurance policy required by this Agreement shall contain the following clause:
“This insurance shall not be canceled, limited in scope or coverage, or non-renewed until after thirty (30) days prior written notice has been given to the City Clerk, City of Visalia, 707 W. Acequia, Visalia, CA 93291.”
In addition, the commercial general liability and comprehensive automobile liability policies required by this Agreement shall contain the following clauses:
“It is agreed that any insurance maintained by the City of Visalia shall apply in excess of and not contribute with insurance provided by this policy.” “The City of Visalia, its officers, agents, employees, representatives and volunteers are added as additional insureds as respects operations and activities of, or on behalf of the named insured, performed under contract with the City of Visalia.” G. Prior to commencing any work under this Agreement, CONSULTANT shall deliver to CITY insurance certificates confirming the existence of the insurance required by this Agreement, and including the applicable clauses referenced above. Within thirty (30) days of the execution date of this Agreement, CONSULTANT shall provide to CITY endorsements to the above-required policies, which add to these policies the applicable clauses referenced above. Said endorsements shall be signed by an authorized representative of the insurance company and shall include the signatory’s company affiliation and title. Should it be deemed necessary by CITY, it shall be CONSULTANT’s responsibility to see that CITY receives documentation acceptable to CITY which sustains that the individual signing said endorsements is indeed authorized to do so by the insurance company. CITY has the right to demand, and to receive within a reasonable time period, copies of any insurance policies required under this Agreement.

H. In addition to any other remedies CITY may have if CONSULTANT fails to provide or maintain any insurance policies or policy endorsements to the extent and within the time herein required, CITY may, at its sole option:

1. Obtain such insurance and deduct and retain the amount of the premiums for such insurance from any sums due under the Agreement; or

2. Order CONSULTANT to stop work under this Agreement and/or withhold any payment(s) which become due to CONSULTANT hereunder until CONSULTANT demonstrates compliance with the requirements hereof; or

3. Terminate this Agreement.

Exercise of any of the above remedies, however, is an alternative to other remedies CITY may have and is not the exclusive remedy for CONSULTANT’s failure to maintain insurance or secure appropriate endorsements.

Nothing herein contained shall be construed as limiting in any way the extent to which CONSULTANT may be held responsible for payments of damages to persons or property resulting from CONSULTANT’s or its subcontractor’s performance of the work covered under this Agreement.

XIII. NON-DISCRIMINATION
CONSULTANT and all subcontractors shall not discriminate against any employee or applicant for employment on the basis of race, color, national origin, or sex in the performance of this Agreement. The CONSULTANT shall carry 723
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Preparation of Reserve Area Land Use Plan, Specific Plan for Potential Industrial Lands, and Program Environmental Impact Report

out applicable requirements of 49 CFR part 26 in the award and administration of DOT-assisted contracts. Failure by the contractor to carry out these requirements is a material breach of this Agreement, which may result in the termination of this Agreement.

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

B. Prohibition of Assignment: Neither the CITY nor CONSULTANT shall assign, delegate or transfer their rights and duties in this Agreement without the written consent of the other party.

C. Dispute/Governing Law: Any dispute not resolvable by informal arbitration between the parties to this Agreement shall be adjudicated in a Court of Law under the laws of the State of California.

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

CITY OF VISALIA CONSULTANT:_______________________
707 W. Acequia Avenue Mailing Address:______________________ Visalia, CA 93291 ___________________________________
Attn: City Clerk Attn:_______________________________
Phone:______________________________
Email:_______________________________
E. Jurisdiction/Venue/Waiver Of Removal: This Agreement shall be administered and interpreted under the laws of the State of California. Jurisdiction of litigation arising from this Agreement shall be in that State. Any action brought to interpret or enforce this Agreement, or any of the terms or conditions hereof, shall be brought in Tulare County, California. The CONSULTANT hereby expressly waives any right to remove any action to a county other than Tulare County as permitted pursuant to Section 394 of the California Code of Civil Procedure.

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

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

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

I. Construction: This Agreement is the product of negotiation and compromise on the part of each party and the parties agree, notwithstanding Civil Code Section 1654, that in the event of uncertainty the language will not be construed against the party causing the uncertainty to exist.

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J. Authority: Each signatory to this Agreement represents that it is authorized to enter into this Agreement and to bind the party to which its signature represents.

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

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

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

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

CITY OF VISALIA CONSULTANT
__________________________________ _______________________________ City Manager Date Date
Approved as to Form
__________________________________
City Attorney Date

_________________________________
Risk Manager Date
_________________________________
Project Manager Date
Attachments:

Exhibit “A”: Scope of Work
Exhibit “B”: Project Fees
Exhibit “C”: Schedule of Fees for Professional Services Exhibit “D”: Progress Payment Schedule if applicable
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8 17
8 8
8 8
8 2 12 12 12
12 12 12
20 20
5 5 6
13 7
10 15
16 16
3 3
13 14 18
14 14 4
9 9
14 21 10
14 11
1 19
22 1
2 3
4 5
6 Airport
Influence
Area

BLACKWELL KEVIN

BRAR PARMINDER S &

ROOPINDER K (TR)

CLC IN AND OUT FOOD MART

DAFFODILS LLC

DHILLON

ENTRUST GROUP

EQUITYBAK LP
FARIA

LEE REAL ESTATE

INVESTMENTS

MARROQUIN GILBERT

PURYEAR KENNETH L (TR)

RIEZEBOS

SARAN RAJINDER S &

INDERJIT K (TR)

SEQUOIA GATEWAY LLC

SINGH PETER & KIRAN

TOOR SANTOKH S &

ARPINDER K (TR)

VALERO RITO (TRS)

VALLEY CHILDRENS MED GROUP

VANDER WEERD INVESTMENTS

WARAICH JASDEEP (TR)

WATROUS DANIEL A &

VALERIE (TRS)
4 5
6 COUNTY PROJECTS
1 2
3 1
2 3
4 5
6 7
8 9
10 11
12 13
14 15
16 17
18 19
20 21

HIGH SIERRA ESTATES

DHILLON

SEQUOIA GATEWAY

FARIA & SONS

PARCEL OWNERS
Reserve Area Property Owners
City of Visalia
¯
W Caldwell Ave
S Shirk St
HWY 99
22 BAKKER DAVID L & ARLENE M(TRS)
(FAM RV TR)
23 KAWEAH DELTA HEALTH CARE DIST

KAWEAH DELTA HEALTH CARE DIST
23 726
RFP 24-25-55
Reserve Aea Land Use Designations
Addendum #1 Page 1 of 3
City of Visalia Purchasing Division
707 W. Acequia Avenue
Visalia, CA 93291
(559)713-4334
[email protected]

CITY OF VISALIA, CA
REQUEST FOR PROPOSALS RFP No. 24-25-55

PREPARATION OF RESERVE AREA LAND USE DESIGNATIONS, SPECIFIC PLAN FOR POTENTIAL

INDUSTRIAL LAND USES AND PROGRAM ENVIRONMENTAL IMPACT REPORT ADDENDUM NO. 1
Issued: Wednesday, August 6, 2025
Proposals Due: Thursday, August 21, 2025 at 2:00pm
Addendum is being issued to provide responses to questions. This addendum becomes part of the RFP 24-25-55 document and must be signed and submitted with proposal.

ITEM 1: QUESTIONS/RESPONSES
Q1: Could you provide a copy of the Industrial Land Inventory Analysis (ILIA) referenced in the RFP? R1: Attached is a copy.

Q2: Does the City anticipate allocating additional funds for this project based on the expected scope of work outlined in the RFP?
R2: At this time, City Council has authorized a budget of $300,000 for this project. If a budget increase is necessary to complete the project, staff may seek Council approval for additional funds or modify the scope of work.

Q3: Is the $300,000 budget for the first fiscal year or for the entire project? R3 The entire project.

Q4: Regarding County projects listed in the RFP, are you looking for feedback on circulation or anything within that area since it may not go along with the ALUP? Are we looking to resolve those? R4: No, we are not looking for resolution.

Q5: Is reconsideration necessary for the zoning classifications in the area and use limitations? R5: No. Currently, these properties do not have a City zoning designation nor do they have a pre-zoning since the General Plan designated this area as Reserve. There is no reconsideration necessary. 727
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Q6: Confirming that you are expecting a specific plan that is consistent with State law, that has an infrastructure plan, financing plan, EIR, architecture design standards, land use and zoning? R6: That is correct.

Q7: Is the Specific Plan only going to cover the industrial plan areas or will it cover the entire reserve area?
R7: The industrial use area.

Q8: Does the City need the consultant to provide coordination with the Airport Land Use Commission, or will City staff be taking the lead on this?
R8: City staff will take the lead on this.

Q9: Should the ILIA be used as a baseline assumption or do we need to revisit any of the recommendations or findings from that study?
R9: The ILIA shall be used as a baseline assumption.

Q10: The study recommended 405 additional acres of industrial land to be designated within the entire reserve area. Is there a need to revisit whether there could be a need to identify additional industrial land?
R10: There should be an assessment of at least 405 acres of industrial use in the Reserve Area. Staff believes that the Reserve Area immediately adjacent to the Visalia Airport is where industrial uses may be best located and that area may consist of more than 405 acres.

Q11: Should we rely heavily on the General Plan EIR?
R11: The General Plan EIR should not be heavily relied on. The Reserve definition in the EIR says that use of lands in the Reserve designation is anticipated to remain in agriculture.

Q12: Regarding the Visalia Industrial Specific Plan and EIR (RFP 24-25-55), it is assumed that the City will be requiring a Water Supply Assessment (WSA) to be prepared for the project. If so, will the City procure this directly through Cal Water or do we need to include a WSA in the scope of the EIR? R12: It is unknown if a Water Supply Assessment would be required by Cal Water at this time. If one were to be required, and this required a budget increase for this project scope, staff may seek Council approval for additional funds and/or modify the scope of work.

END OF ADDENDUM NO. 1
/s/ Purchasing Division
(559) 713-4334
Respondent to sign and submit with Proposal
Firm: Date:

By:

Respondent’s Signature
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Addendum #1 Page 3 of 3
Attachment 1: 2024 Visalia Industrial Lands Inventory Analysis 729

PREPARED FOR

VISALIA INDUSTRIAL LANDS

INVENTORY ANALYSIS
2024
City of Visalia
315 E Acequia Avenue
Visalia, CA 93291
PREPARED BY:
4-Creeks, Inc.
324 S Santa Fe, STE A
Visalia, CA 93292
730

TABLE OF CONTENTS
EXECUTIVE SUMMARY............................................................................................................. 2 SECTION 1: INTRODUCTION..................................................................................................... 6

1.1: Purpose and Scope of the ILIA..........................................................................................................................6

1.3: Methodology.................................................................................................................................................................7 SECTION 2: VISALIA’S ECONOMIC AND INDUSTRIAL CONTEXT .......................................... 9

2.1: Overview of Visalia’s Industrial Land Use Designations.................................................................9

2.2: Current Use..................................................................................................................................................................11

2.3: Policy and Regulatory Framework..............................................................................................................14

2.4: Summary and Implications for Future Development...................................................................17 SECTION 3: ECONOMIC & MARKET ANALYSIS .....................................................................18

3.1 Current Market Conditions.................................................................................................................................18

3.2 Analysis of Market Trends and Demand for Industrial Space .................................................18

3.3 Interview Results With Developers ..............................................................................................................19

3.4 Industrial Market Dynamics.............................................................................................................................21

3.5 Employment Trends and Projected Growth........................................................................................22

3.6 Industries Benefiting from Visalia’s Market Access....................................................................... 24

3.7 Demand for New Space.................................................................................................................................... 24

3.8 Planned New Projects ........................................................................................................................................ 26 SECTION 4: INFRASTRUCTURE AND ACCESSIBILITY........................................................... 27

4.1: Transportation Infrastructure........................................................................................................................27

4.2: Wet Utility Infrastructure...................................................................................................................................32

4.3: Energy Supply and Sustainability............................................................................................................. 36

4.4: Access to Raw Materials................................................................................................................................. 38

4.5: Emergency Services and Safety Infrastructure.............................................................................. 38

4.6: Labor Workforce Infrastructure.................................................................................................................. 39 SECTION 5: CHALLENGES AND OPPORTUNITIES .................................................................42

5.1: Challenges................................................................................................................................................................. 42

5.2: Opportunities .......................................................................................................................................................... 43

5.3: Potential Locations For New Development........................................................................................46 SECTION 6: RECOMMENDATIONS AND CONCLUSION ........................................................51

6.1 Recommendations and Strategies. ............................................................................................................51

6.2 Conclusion..................................................................................................................................................................57 731

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EXECUTIVE SUMMARY
Purpose and Scope
The Industrial Lands Inventory Analysis (ILIA) for the City of Visalia provides a comprehensive assessment of the industrial land supply and opportunities within the city. This analysis aims to inform policymakers, planners, and stakeholders about the current and future potential of industrial land, aligning with the city’s General Plan.

The report evaluates each parcel’s availability, suitability, and readiness, focusing on key aspects such as alignment with city goals, regulatory consistency, infrastructure adequacy, environmental constraints, and market demand.

Key Findings

INDUSTRIAL LANDSCAPE
Visalia’s industrial landscape is categorized into three primary land use designations:
• Industrial: For primary manufacturing, processing, and refining activities. • Light Industrial: For light manufacturing, warehousing, and distribution. • Business Research Park: Emphasizing research and development uses.

The General Plan allocates approximately 4,026 acres for industrial uses, with around 1,164 acres available for future development. Most industrial activities are concentrated in the northwest corner of the city, in the City’s Industrial Park.

INFRASTRUCTURE AND TRANSPORTATION
Visalia benefits from a comprehensive network of major roadways, including State Route 99 and State Route 198, which enhance local and regional connectivity. The city’s industrial zones, particularly in the northwest, are strategically located near these highways, facilitating efficient transportation logistics. Additionally, Visalia Municipal Airport and the San Joaquin Valley Railroad provide critical infrastructure supporting industrial activities.

MARKET CONDITIONS AND PROJECTED GROWTH
The current market conditions for industrial land in Visalia reflect a tight and competitive environment, with a vacancy rate of only 1.6%. The demand for industrial space, particularly logistics facilities, remains strong. Various growth scenarios project significant additional space requirements by 2033, with potential needs ranging from 600,000 to 6.4 million square feet depending on economic conditions.

Current Market Conditions: Visalia’s industrial and economic landscape has been evolving rapidly, signaling a vibrant future for the region’s economy. The current market conditions for industrial land in Visalia reflect a tight and highly competitive environment.

The industrial market has a vacancy rate of only 1.6%, which is well below the healthy benchmark of 5-6%, indicating a significant shortage of available industrial space. 732

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Industrial Market Dynamics: Visalia’s industrial market is characterized by a high demand for logistics facilities and distribution centers. The northwest part of Visalia, with direct access to Highway 99 and the availability of vacant land, has been the focal point of industrial activity. Speculative building projects dominate the new development landscape, with a shift towards constructing larger facilities to accommodate the demand from logistics and other industrial uses. The presence of large-scale distribution facilities underscores Visalia’s strategic importance in regional and national logistics networks.

Projected Growth: To understand future demand for industrial space, the ILIA explores three growth scenarios:

1. Historical Growth Scenario: This scenario projects future demand based on past trends in industrial square footage growth. If the trend from the last decade continues, Visalia is expected to need approximately 3.9 million square feet of additional industrial space by 2033. This scenario assumes that the city will maintain its current growth trajectory, driven by its strategic advantages and robust industrial base.

2. Low Job Growth Scenario: Based on projected job growth for industrial sectors in Visalia, this scenario assumes a modest annual increase in industrial sector jobs at a rate of 0.6%. Under this scenario, Visalia would require between 600,000 and 1.6 million square feet of additional industrial space by 2033. For Tulare County as a whole, the demand is projected to be around 1.5 million to 4.1 million square feet. This scenario reflects a more conservative outlook, accounting for potential economic uncertainties and slower job growth.

3. High Job Growth Scenario: Based on projections from the California Employment Development Department (EDD), this scenario predicts an average annual job growth rate of 4.0% for the transportation and warehousing sectors. In this scenario, Visalia could see a demand for up to 6.4 million square feet of industrial space by 2033. This scenario assumes robust industrial development and significant expansion of the logistics and warehousing sectors, driven by strong economic conditions and high demand.

STRATEGIC OPPORTUNITIES
Visalia’s strategic location, pro-business environment, and competitive costs present significant opportunities for industrial growth. The city’s central position in California, affordable industrial land, and supportive local government policies make it an attractive destination for industrial investment.

1. Strategic Location and Accessibility: Visalia’s central location in California provides unparalleled logistical benefits. The city is positioned along State Route 99, a major north-south artery, and near Interstate 5, one of the most significant transportation corridors on the West Coast. This strategic positioning enables businesses to efficiently transport goods to major markets such as Los Angeles, the Bay Area, and the Central Valley. The proximity to major ports, such as the Port of Los Angeles and the Port of Long Beach, allows for seamless integration into international shipping routes. Additionally, Visalia Municipal Airport and the San Joaquin Valley Railroad enhance the city’s connectivity, making it an ideal hub for distribution and logistics operations.
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2. Pro-Business Environment: Visalia’s local government is known for its pro-business attitude, characterized by streamlined processes and supportive policies. The city offers a rapid Site Plan Review (SPR) process, enabling quick project approvals and minimizing bureaucratic delays. The efficient permitting and entitlement procedures, combined with open lines of communication with industry leaders, foster a favorable business climate. This supportive environment encourages industrial investment and development, making Visalia an attractive destination for businesses looking to expand or relocate.

3. Competitive Costs: Visalia offers a cost advantage over larger industrial markets such as Los Angeles and the Bay Area. The lower cost of land and operations in Visalia allows businesses to invest in larger or more advanced facilities without the prohibitive expenses associated with more densely populated areas. Additionally, the city’s affordable living costs make it easier to attract and retain talent.

Competitive wages combined with a lower cost of living enhance the quality of life for employees, contributing to a stable and satisfied workforce. The availability of affordable housing further supports this dynamic, ensuring that workers can find comfortable living arrangements close to their workplaces.

4. Future Development Potential: Visalia’s industrial sector is poised for significant growth, with several large-scale projects already underway. The city’s strategic planning and readiness to accommodate new industrial activities are evident in the substantial amount of vacant land designated for industrial use. Planned developments, such as the Seefried Industrial Properties complex and other large distribution centers, indicate strong future demand and a proactive approach to meeting it. By leveraging its strategic location, supportive business environment, and commitment to sustainability, Visalia is well-positioned to attract diverse industrial activities and drive long-term economic growth.

KEY CHALLENGES

1. Labor Supply: Attracting and retaining a skilled workforce is crucial. Adequate housing development is essential to support the industrial workforce.

2. Regulatory Factors: State and federal regulations, particularly those related to vehicle miles traveled (VMT) and air quality, present hurdles for industrial growth.

3. Infrastructure: Ensuring adequate power, water, and sewer infrastructure is vital for supporting industrial activities.

Recommendations
To capitalize on these opportunities and address the challenges, the following recommendations are proposed:
• Recommendation #1: Designation of Additional Industrial Land. To support projected industrial growth, it is recommended that an additional 405 acres within the Reserve area be designated for industrial development. This will address the anticipated shortfall and ensure that Visalia can accommodate future industrial development needs. The Reserve area is particularly suitable for this designation due to its proximity to SR99 and the Caldwell interchange, enhancing transportation connectivity and making it an ideal location for industrial use. 734

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• Recommendation #2: Utilities Expansion. Extend water, sewer, and stormwater lines to the Reserve area to support the newly designated industrial land. This expansion is critical to ensuring that the area has the necessary infrastructure to support industrial activities and attract new businesses. The proposed extensions along Shirk Road and Caldwell Avenue will connect this area to City services, facilitating industrial development.
• Recommendation #3: Shirk Road Expansion. Fully build out Shirk Road to its ultimate Right-of-Way from Caldwell Avenue to SR 198. This expansion will support and accelerate industrial development in the reclassified Reserve area by improving transportation connectivity. Enhancing Shirk Road will make the area more accessible and attractive to industrial developers, stimulating economic growth and creating job opportunities.
• Recommendation #4: Renewable Energy Development. Establish a solar facility west of SR 99 near the wastewater treatment plant to increase power generation capacity and support additional industrial development. This renewable energy initiative reduces the City’s reliance on non-renewable energy sources and will provide clean energy to meet the industrial area’s growing energy demands. • Recommendation #5: Workforce Housing. Designate additional land for residential use to accommodate the projected increase in the workforce needed for industrial growth. Ensuring an adequate supply of housing is essential to maintaining a stable labor force and preventing labor shortages from hindering industrial development.

Suitable areas for residential development include portions of the Reserve area that do not overlap with airport safety zones and other areas within the City’s Sphere of Influence (SOI). This will support the creation of approximately 3,000 new jobs and ensure the housing supply keeps pace with industrial growth. • Recommendation #6: Inclusion of Comprehensive Medical Facilities and Services in the Business Research Park Zone. Expand the allowable uses within the Business Research Park zoning designation to include a broader range of medical offices, healthcare-related research facilities, pharmaceutical and biomedical labs, and support services for medical offices. This expansion will support the growing healthcare sector, enhance economic development, and provide greater access to healthcare services for the community.

Conclusion
The ILIA for the City of Visalia highlights a dynamic and evolving industrial landscape poised for significant growth. By addressing key challenges and leveraging strategic opportunities, Visalia can continue to attract and retain industrial investments, driving economic development and improving the quality of life for its residents. The insights and recommendations from this analysis will guide the city’s efforts to achieve sustainable growth and long-term prosperity, ensuring that its industrially designated lands remain critical investments for economic resiliency and community well-being. 735
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1.1 Purpose and Scope of the ILIA
This Industrial Land Inventory Analysis (ILIA) report provides a comprehensive overview and strategic assessment of industrial land supply opportunities within the City of Visalia. This analysis identifies industrial land’s current and future potential based on a detailed evaluation of each parcel’s availability, suitability, and readiness within the policy framework established by the City’s Visalia General Plan. It is intended to help inform policymakers, planners, and stakeholders as they consider industrial land allocation, development, and management within the City. The specific focus of this report includes a consideration of:

SECTION 1: INTRODUCTION

1. How well industrial land
aligns with City goals and the
production of non-residential
land uses;

2. The consistency of land use
regulations;

3. The adequacy of
infrastructure;

4. The potential environmental
constraints; and

5. The strength of the market
demand for industrial land
necessary to serve the City’s
economic development
objectives, while still allowing
for the sustainable growth of
the City.

To that end, this report aims to serve as a critical tool for strategic planning and proactive industrial land stewardship by the City of Visalia, ensuring that its industrially designated lands remain both engines of the economy and critical investments for economic resiliency and community well-being.
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1.3 Methodology
The Industrial Land Inventory Analysis (ILIA) for Visalia was prepared using a comprehensive and multifaceted research approach. This methodology ensured a thorough understanding of existing conditions, potential growth sectors, and the alignment of Visalia’s industrial land use with economic and community development goals. The key components of the methodology are detailed below.

DATA COLLECTION
The data collection process began with a thorough review of secondary data sources.

Employment growth projections and job numbers were updated using JobsEQ, a tool providing detailed employment data and projections. This source was instrumental in refining industrial sector targets by comparing the latest employment growth projections for target industries, consistent with the 2021 VEDC plan. Additionally, previous market studies, including the 2021 Visalia Economic Development Corporation (VEDC) study, were reviewed to understand historical trends and future projections for industrial land use. The City of Visalia’s General Plan and Zoning Ordinance were examined to comprehend the land use designations, policies, and regulations governing industrial development.

Primary data collection involved conducting in-depth interviews with local property owners, developers, real estate agents, and other relevant stakeholders. These interviews provided valuable insights into the needs, opportunities, and challenges within Visalia’s industrial sector. Furthermore, site visits were performed to assess the current state of industrial lands and infrastructure, and surveys were distributed to gather additional input from stakeholders and the general public. 737

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DATA ANALYSIS
The data analysis phase incorporated spatial and market analyses, as well as environmental and regulatory assessments. GIS tools were used to map existing industrial lands, infrastructure, and environmental constraints. This spatial analysis helped identify suitable areas for future industrial development and assess the accessibility of current industrial zones.

A detailed market analysis evaluated the demand for industrial land and buildings, considering vacancy rates, lease rates, and the absorption of industrial space. The economic viability of industrial development in Visalia was assessed by examining market conditions, employment trends, and the financial performance of industrial projects. Environmental constraints, such as flood zones, contamination sites, and natural resource areas, were identified and evaluated to understand their impact on industrial development. Additionally, the regulatory environment was analyzed to ensure compliance with local, state, and federal regulations, and to identify any potential barriers to development.

SCENARIO PLANNING
Three growth scenarios were explored to understand future demand for industrial space: the Historical Growth Scenario, which projected future demand based on past trends in industrial square footage growth; the Low Job Growth Scenario, which considered modest annual increases in industrial sector jobs; and the High Job Growth Scenario, which was based on optimistic projections from the California Employment Development Department (EDD) predicting robust growth in the transportation and warehousing sectors.

Strategic planning for future land use and infrastructure needs was developed based on these scenarios. The findings informed recommendations to guide future land use planning and ensure the availability of suitable industrial lands. Infrastructure needs, including transportation, utilities, and other essential services, were also identified to support the projected industrial growth.

REPORTING AND RECOMMENDATIONS
The final phase of the methodology involved synthesizing the findings from the data collection and analysis phases into a comprehensive overview of Visalia’s industrial landscape. Key trends, challenges, and opportunities were identified to inform strategic planning and policy recommendations. Preliminary findings and recommendations were presented to stakeholders for feedback, ensuring alignment with the needs and priorities of the community and key stakeholders. This feedback was incorporated into the final ILIA report, which was prepared with a focus on clarity, coherence, and actionable recommendations for policymakers, planners, and stakeholders. 738
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2.1 Overview of Visalia’s Industrial Land Use Designations Visalia’s industrial landscape, as delineated in the General Plan, encompasses three primary land use designations: Industrial, Light Industrial, and Business Research Park.

Each designation serves a distinct purpose and accommodates various types of industrial activities essential to the city’s economic development. • Industrial: This designation allows for primary manufacturing, processing, refining, and similar activities, including outdoor facilities. It also accommodates warehousing and distribution with supporting commercial services and office space. Retail activities are not permitted. The maximum Floor Area Ratio (FAR) for this designation is 0.6, with buildout assumed at 0.15. Currently, this sector includes 389 parcels totaling 3,543 acres, with 945 acres remaining vacant. • Light Industrial: This designation is intended for light manufacturing, warehousing, storage, distribution, research and development enterprises, and secondary office uses with limited customer access. The maximum FAR for this designation is 0.5, with buildout assumed at 0.2. The Light Industrial sector comprises 362 acres across 96 parcels, with 117 acres vacant.
• Business Research Park: This designation builds on the existing General Plan’s Business Research Park category and emphasizes research and development uses.

Land with this designation is intended for research and development enterprises, educational, and office (limited customer access) uses. Maximum FAR for this designation is 0.5; buildout is assumed at 0.1. This sector encompasses 48 parcels over 121 acres, with 102 acres vacant.

Visalia’s industrial land usage is diverse, reflecting the city’s strategic emphasis on fostering a robust industrial base while accommodating a variety of ancillary services.

The distribution of industrial land usage underscores Visalia’s role as a regional hub for logistics, manufacturing, and other industrial activities.

SECTION 2: VISALIA’S INDUSTRIAL

LANDSCAPE & REGULATORY CONTEXT
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SR 198
SR 99
Riggin Ave
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2.2 Current Uses

DISTRIBUTION AND WAREHOUSE
The most prominent feature of Visalia’s industrial land is its extensive use for distribution and warehouse purposes. This sector occupies a total of 1,675 acres across 92 parcels, with an average parcel size of 18.76 acres. The prevalence of large-scale distribution facilities underscores Visalia’s strategic importance in regional and national logistics networks. These facilities are designed to support high-volume storage and distribution operations, benefiting from Visalia’s advantageous location near major transportation routes such as Highway 198 and Highway 99. This segment’s dominance is indicative of the broader economic trend towards centralized distribution hubs that support e-commerce and retail supply chains.

LIGHT AND HEAVY MANUFACTURING
Visalia also supports a significant manufacturing sector, divided into light and heavy manufacturing categories. Light manufacturing occupies 354.76 acres across 46 parcels, averaging 7.86 acres per parcel. These facilities engage in various production activities that require less space and infrastructure compared to heavy manufacturing but are vital for the city’s economic diversity.

Heavy manufacturing, while smaller in total acreage, covers 122.91 acres distributed among 9 parcels with an average size of 13.66 acres. These larger parcels are indicative of the space-intensive nature of heavy manufacturing activities, which include the operation of large machinery, extensive production lines, and significant infrastructure requirements. The presence of both light and heavy manufacturing highlights Visalia’s ability to attract and sustain diverse industrial operations, from precision manufacturing to large-scale production.

OTHER INDUSTRIAL USES
Other industrial activities occupy 223.16 acres distributed across 66 parcels, with an average parcel size of 3.42 acres. This category encompasses a variety of industrial operations that do not fit neatly into the distribution, light manufacturing, or heavy manufacturing categories. The smaller average parcel size in this category suggests a range of less space-intensive activities, which may include specialized production, industrial services, and small-scale manufacturing.

INDUSTRIAL SHOPS AND UTILITIES
Industrial shops, which are the most numerous in terms of parcel count, occupy 186.16 acres across 157 parcels, averaging just 1.23 acres per parcel. These shops typically include small-scale production, repair services, and specialty industrial activities that support the broader industrial ecosystem in Visalia and across the San Joaquin Valley region.

Utilities, essential for the functioning of industrial activities, occupy 75.25 acres over 30 parcels, averaging 2.51 acres each. These parcels house infrastructure critical for water supply, electricity, and other essential services that underpin industrial operations.

COMMERCIAL, PROFESSIONAL, AND MISCELLANEOUS USES
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Commercial uses within industrial zones cover 104.53 acres across 25 parcels, with an average parcel size of 4.18 acres. These commercial establishments provide retail and service-oriented businesses that support the industrial workforce and operations. The inclusion of commercial uses within industrial zones indicates a mixed-use approach that enhances the convenience and amenities available to workers.

Professional spaces, necessary for administrative and support functions within industrial areas, occupy 31.92 acres across 21 parcels, with an average size of 1.52 acres. These smaller parcels ensure that managerial and operational activities are efficiently integrated into the industrial landscape.

Miscellaneous uses, which include various activities such as rail stops and outlots, occupy 79.28 acres across 30 parcels, averaging 2.64 acres each. These parcels often serve niche or auxiliary functions that are critical for the smooth operation of the industrial area.

RESIDENTIAL AND RESTAURANTS
Residential and restaurant uses within industrial zones remain limited, with residential areas spanning 10.38 acres across 14 parcels and restaurants covering 9.51 acres across 6 parcels. These residential areas were in place before the industrial park’s development, rather than being a deliberate part of the industrial zoning plan.

VACANT LAND
A sizable portion of Visalia’s industrial land, totaling 1,164 acres across 41 parcels, remains vacant, with an average parcel size of 26.77 acres. This vacant land represents substantial potential for future industrial development, reflecting Visalia’s strategic planning and readiness to accommodate new industrial activities and expansions. 742

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SR 198 SR 99
Riggin Ave
SR 198
SR 99
Riggin Ave
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2.3 Policy and Regulatory Framework

VISALIA INDUSTRIAL LAND USE STRATEGY
Several policies and regulations are critical in shaping the landscape of Visalia’s developing industrial sectors. The Visalia General Plan is a cornerstone document guiding the City’s development patterns and land use decisions. It encompasses various elements influencing industrial development, including land use designations, infrastructure planning, and environmental stewardship.

The Visalia General Plan’s approach to industrial development focuses on fostering economic growth through strategic land use planning, improving infrastructure, and ensuring efficient transportation and connectivity. The plan emphasizes the development of industrial parks that support manufacturing, warehousing, and logistics operations, while ensuring compatibility between industrial lands and adjacent uses.

VISALIA GENERAL PLAN OBJECTIVES & POLICIES FOR INDUSTRIAL LAND USE The Visalia General Plan includes specific objectives to ensure the growth and development of industrial areas while maintaining harmony with neighboring land uses. These objectives are:
• LU-O-33: Provide adequate land in a variety of parcel sizes for industrial development and strengthen the City’s role as a regional manufacturing center. • LU-O-34: Ensure compatibility between industrial lands and adjacent dissimilar land uses.

These objectives are supported by detailed policies aimed at promoting wellplanned industrial development, ensuring compatibility with surrounding areas, and maintaining high standards for infrastructure and design. Key policies include:
• LU-P-98: Update the Zoning Ordinance to reflect the Business Research Park designation allowing for light manufacturing, warehousing, storage distribution, R&D enterprises, and secondary office uses.
• LU-P-99: Reflect the Industrial designation in the Zoning Ordinance to allow for primary manufacturing, processing, refining, and similar activities, including those with outdoor facilities, and also accommodate warehousing and distribution with supporting commercial services and office space. Retail is not permitted. • LU-P-100: Establish zoning standards to assure high-quality design and site planning for large-scale industrial development, including requirements for landscaping, visual screening, and unified façade treatment. • LU-P-101: Allow secondary uses within industrial developments such as restaurants, cafes, small convenience stores, and day care facilities to serve area employees. • LU-P-102: Ensure the timely completion of necessary infrastructure to support new industrial development.
• LU-P-104: Preserve land designated for light and heavy industrial uses by limiting the intrusion of free-standing retail, commercial, or service commercial uses. • LU-P-105: Assist in the relocation of older existing service commercial and industrial uses from East Downtown or other redevelopment areas to designated similar use areas.
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• LU-P-106: Develop performance standards to minimize negative impacts associated with new or expanded service commercial and industrial development. • LU-P-107: Reserve adequate sewage treatment plant capacity and sewerage capacity to meet the projected needs of industrial growth.

VISALIA GENERAL PLAN POLICIES FOR INDUSTRIAL CIRCULATION The Visalia General Plan outlines several transportation policies designed to bolster industrial development by enhancing rail and transit infrastructure, thereby improving connectivity and logistics for industrial activities. These policies include:
• T-P-66: Before approving subdivision maps or developing identified properties in the Industrial Park, the City will explore with the project applicant options for acquiring or dedicating right-of-way for freight rail spurs. • T-P-67: Participate in the planning process for a potential Cross Valley Rail Line, which could provide east-west light rail service from Visalia to Huron and potentially connect to a future High-Speed Rail system. • T-P-68: Evaluate the feasibility of a future local light rail system or bus rapid transit (BRT) system in Visalia, which could connect to Tulare to the south and points east and west. The City should preserve right-of-way to support the preliminary light rail corridor or BRT system along Goshen Avenue, K Street, Santa Fe Street, and other roadways as depicted on the Land Use diagram if either light rail or BRT is judged financially feasible.
• T-P-69: Support regional high-speed inter-city rail development and service.

Should California High Speed Rail develop a station in Hanford (or elsewhere in Kings or Tulare County), work with the California High Speed Rail Authority to develop local connections coordinated with the train schedule. • T-P-70: Support continued freight service in Tulare County, specifically the development of freight rail service within close proximity to agricultural processing industries.
• T-P-71: Continue to participate in and advocate for collaborative efforts to improve railroad transportation facilities and reduce conflicts with the street system.

These policies are focused on enhancing the industrial and transportation infrastructure, including the development and integration of freight rail services, light rail, and bus rapid transit systems, as well as supporting high-speed rail initiatives.

They aim to improve access, efficiency, and connectivity for industrial areas, reflecting a comprehensive approach to planning and development within the region.

VISALIA MUNICIPAL CODE
Zoning laws detailed in the Visalia Municipal Code further refine the framework established by the General Plan, dictating the specific types of industrial activities that can occur in designated areas. These laws ensure that industrial development is compatible with surrounding land uses and meets the City’s long-term objectives for growth and sustainability.

ENVIRONMENTAL REGULATIONS
Environmental regulations play a crucial role in ensuring that industrial development 745

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in Visalia is sustainable and minimizes negative impacts on the environment.

Two primary regulatory frameworks govern these activities: the California Environmental Quality Act (CEQA) and the National Environmental Policy Act (NEPA).

Additionally, the City of Visalia has implemented an Agricultural Land Mitigation Program to address the conversion of agricultural land to non-agricultural uses.

California Environmental Quality Act (CEQA): CEQA is a state statute that requires state and local agencies to identify the significant environmental impacts of their actions and to avoid or mitigate those impacts if feasible. The key components of CEQA relevant to industrial development include:
• Environmental Impact Reports (EIRs): For projects expected to have significant environmental impacts, an EIR is required. This document provides a detailed analysis of potential impacts, including air quality, water quality, noise, and biological resources. It also outlines mitigation measures to reduce these impacts.
• Mitigated Negative Declarations (MNDs): If a project is found to have potential significant impacts that can be mitigated to less than significant levels, an MND may be prepared instead of an EIR.
• Initial Studies: An Initial Study is conducted to determine whether a project may have a significant effect on the environment. This study assesses various environmental factors and helps determine the appropriate level of review (EIR, MND, or Negative Declaration).

CEQA ensures public involvement through mandatory public comment periods and public hearings, allowing community members to participate in the review process and voice their concerns.

National Environmental Policy Act (NEPA): NEPA is a federal law that requires federal agencies to assess the environmental effects of their proposed actions prior to making decisions. Industrial projects in Visalia that involve federal funding, permits, or other federal actions must comply with NEPA. Key components of NEPA include:
• Environmental Assessments (EAs): An EA is a concise document that provides sufficient evidence and analysis to determine whether a federal action would significantly affect the environment. If the impacts are found to be significant, an EIS is required.
• Environmental Impact Statements (EISs): An EIS is a comprehensive document that describes the impacts of a proposed federal action on the environment, considers alternatives, and discusses mitigation measures. • Categorical Exclusions (CEs): Some actions may be categorically excluded from detailed environmental analysis if they are found to have no significant environmental impact.

Both CEQA and NEPA emphasize the importance of considering environmental consequences early in the planning process, ensuring that potential impacts are identified and addressed before project implementation.

Agricultural Land Preservation Program: The City of Visalia has implemented an agricultural land mitigation program to address the impact of converting agricultural 746

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land to non-agricultural uses. This program is designed to help developers comply with CEQA by providing a clear pathway for mitigating the loss of agricultural land. Chapter 18 of the Visalia Municipal Code provides detailed guidelines for implementation of the Agricultural Land Preservation Program, including the criteria for identifying suitable mitigation lands, the process for securing mitigation easements, and the requirements for maintaining the preserved agricultural land in perpetuity.

2.4 Summary and Implications for Future Development
Visalia’s industrial landscape is characterized by diverse land use designations, a substantial inventory of developed and vacant land, and a robust regulatory framework that supports sustainable industrial growth. The city’s readiness for future development is evident in its strategic planning and forward-thinking approach to regulatory compliance. This foundational understanding sets the stage for subsequent sections that will delve into the economic conditions, infrastructure, and other factors influencing industrial development in Visalia.
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SECTION 3: ECONOMIC & MARKET

ANALYSIS

3.1 Current Market Conditions
Visalia’s industrial and economic landscape has been evolving rapidly, with significant developments in its industrial park that signal a vibrant future for the region’s economy.

The current market conditions for industrial land in Visalia reflect a tight and highly competitive environment. With a vacancy rate of only 1.6%, the industrial market is well below the healthy benchmark of 5-6%, indicating a significant shortage of available industrial space. The demand remains strong for all classes of industrial buildings up to 150,000 square feet, with developers now testing the market for even larger buildings.

Lease rates for industrial properties have been trending upward, particularly for newer developments which tend to be leased quickly. Older buildings with lower ceilings command lower lease rates compared to modern facilities with higher specifications.

The city’s industrial growth has been fueled by its strategic location, providing easy access to major highways and proximity to key markets such as Los Angeles and the Bay Area. This geographical advantage positions Visalia as an attractive alternative for industrial activities spilling over from larger markets like the Inland Empire, Fresno, and Bakersfield.

3.2 Analysis of Market Trends and Demand for Industrial Space The Visalia Industrial Land Inventory analysis reveals significant insights into market trends and demand for industrial space. Initial assessments indicate Visalia has emerged as a vital hub for logistics operations and is a burgeoning market for industrial development, with the city fostering a conducive business climate.

The northwest part of Visalia, with direct access to Highway 99 and the availability of vacant land, has been the focal point of industrial activity. The COVID-19 pandemic, while impacting some sectors negatively, has notably increased demand for logistics facilities. This ongoing high demand and a low vacancy rate signals the need for new development.

Visalia’s building stock is generally newer and has shifted towards accommodating larger buildings. The city has successfully attracted various industrial uses, including 748

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distribution, warehousing, fulfillment, and manufacturing, with logistics driving the current market. Data from CoStar reveals that the wider Visalia (Tulare County) market has approximately 41.9 million SF of industrial building space with 1,372 buildings. While the average size of overall industrial building space in the market is around 30,500 SF, the average for new building inventory delivered since 2013 is 84,100 SF, so we see an increase in building size, mainly due to the logistics and distribution sector.

3.3 Interview Results With Developers
In initial conversations with industrial property developers and brokers, they agreed that Visalia is an emerging market for industrial development. In their assessment, the City has created a favorable business climate for industrial development and has been responsive to the needs of developers. In general, Visalia has done a better job with staying ahead of CEQA and entitling industrial land for future development than, for example, Fresno.
• Within Visalia, most of the industrial activity is located in the northwest part of the city. This is also the focus of interest for new development. The location has the most direct access to Highway 99, and there is still vacant land in that area that can be used for future industrial development. This is also the area where the larger buildings can locate. Other areas with existing industrial development are viewed as less desirable locations.
• Visalia is viewed as a spillover market from larger Central Valley markets such as Fresno and Bakersfield, and from Southern California. Most notably, industrial demand initially expanded into the Central Valley from the Inland Empire (San Bernardino and Riverside counties), which has seen large scale growth with logistics facilities serving the ports of Los Angeles and Long Beach. The building stock in Visalia is generally newer than in Fresno. In general, the industrial development along the I-5 corridor is almost entirely about accommodating logistics operations.

Industrial spaces along Highway 99 also heavily engage in logistics activity, but also serve other types of business activity, such as manufacturing and construction support. The Highway 99 corridor is seen as a more favorable location for business operations that serve more of the local and regional markets in the Central Valley.

Highway 99 also has a higher density of labor living along the corridor. • One key change in the perception of Visalia as an industrial development location is that they are now viewed as a good location for larger buildings. Most of the building inventory in Visalia has been under 100,000 square feet (SF). The traditional range for most of the Central Valley has been in the 25,000 to 100,000 SF range. Those buildings in Visalia are generally older and have good demand.

Over the past 5 to 6 years, the introduction of distribution centers has seen more development in the 250,000-1 million SF range. That market has cooled off recently, and the more recent deals are more in line with what the Valley has historically supported. For logistics, Visalia remains reasonably close to the ports in Los Angeles and Long Beach and has large market area coverage within a one-day drive. One stakeholder comment regarded Visalia’s location as being in the “sweet spot.” The demand for smaller industrial buildings is largely driven by more local749

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serving businesses. But the demand is strong for all building classes up to 150,000 SF. Developers are now testing the market for buildings larger than that, and the overall trend seems to be towards larger buildings moving forward. • The market conditions for Visalia’s industrial buildings were already strong and trending upward before the COVID-19 pandemic. While the pandemic had negative impacts on some industry sectors, demand for logistics facilities went up during the pandemic. Demand remains high for industrial properties throughout the Visalia regional market, even though the perception is that it has fallen off slightly over the last 6 months. With new buildings coming online, the vacancy rates may increase slightly. But Visalia’s inventory has run short of demand for years. • Lease rates in general have been trending upward. Older buildings with lower ceilings tend to have lower asking lease rates than the newer developments. Newer buildings tend to be leased quickly, and companies are locating to Visalia from more expensive markets.
• Although industrial building tenants include a mix of distribution, warehousing, fulfillment, manufacturing, and other industrial uses, logistics is currently driving the market. Logistics tenants now look for more trailer parking spaces in the warehousing and distribution spaces than before. Dock height clearances (36 to 40 feet); and water, sewer, and power supply are more important for manufacturing.

Distribution looks for higher ceilings and fire suppression. Some increasing demand for office spaces within the industrial spaces. Yard space for parking and storage are now more important to industrial tenants in general. Construction contractor yards are another large source of unmet demand.
• Supply for industrial buildings still does not meet demand, and the low vacancy rates are not a sign of a healthy and balanced market. A vacancy rate closer to 6 percent would be considered healthy. A lot of the available industrial building product is on the older side, so newer building development is needed. Projects in the pipeline should meet the short-term demand, but the market remains short of smaller units with dock access.
• For new development, most projects begin as speculative buildings rather than build-to-suit. In general, once a building is entitled and construction begins, potential tenants will step in and the project development will proceed with the building built more to the tenant’s needs. A project with 1 million SF is going up as a spec development.
• Future industrial growth in Visalia will also depend on the city’s continued ability to provide for adequate housing to workers and infrastructure needs. The labor supply, affordability, and quality of life factors are driving demand for Visalia.

Because of the tremendous job growth in the industrial sectors, there’s increasing concern about the labor supply.
• There is concern about the entitled industrial land in Visalia being tapped out soon. One stakeholder estimated that there is about 600 to 800 acres available.

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3.4 Industrial Market Dynamics
The industrial market in Visalia has been strong and on an upward trend, driven by logistics needs. The market conditions for Visalia’s industrial buildings were already strong and trending upward before the COVID-19 pandemic.

Data from CoStar reveals that the wider Visalia (Tulare County) market has approximately 41.9 million square feet of industrial building space with 1,372 buildings.

There is a noted discrepancy between supply and demand, with low vacancy rates indicating a robust demand for industrial spaces. The vacancy rate for specialized industrial building spaces in the Visalia (Tulare County) market was about 3.4 percent in 2023.

By comparison, the Bakersfield (Kern County) market has seen its vacancy rate increase to 6.0 percent with over 3.7 million square feet of vacant industrial space.

Delving deeper into the submarkets of Visalia reveals an even more acute scarcity of industrial space, with the overall vacancy rate dipping to a historic low of 1.6 percent in 2024.
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3.5 Employment Trends and Projected Growth
Visalia is a robust employment hub, supporting more than 65,200 jobs. From 2012 to 2022, the city created over 14,000 new jobs, marking an average annual growth rate of

2.5 percent. This growth was significant, as nearly half of Tulare County’s job expansion occurred within Visalia, even though the county’s overall growth rate was slightly lower at 2.0 percent, culminating in 173,600 jobs.

The healthcare and social assistance sector emerges as Visalia’s largest employer, boasting 14,400 jobs. Over the decade spanning from 2012 to 2022, this sector saw an increase of more than 6,000 jobs. Industrial sectors, including construction, manufacturing, wholesale trade, transportation, and warehousing, also experienced substantial job growth. Construction, in particular, witnessed the second-largest job increase and the highest average annual growth rate during this period, highlighting 752

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the acute shortage of industrial yard spaces required to sustain such growth. The transportation and warehousing sector more than doubled its employment figures to 3,100 jobs over the decade, with a remarkable growth rate of 8.2 percent, surpassing all sectors in Visalia except for construction and significantly driving the demand for logistics spaces. Meanwhile, the manufacturing sector added over 1,100 jobs. Despite a static inventory of specialized industrial spaces for manufacturing, vacancy rates have plummeted to 1.0 percent, signaling a pressing need for a broader range of industrial premises beyond just logistics. While Visalia and Tulare County’s job growth is expected to slow down, reflecting broader regional trends, a significant demand for industrial space remains. Visalia’s emphasis on sustainable development practices extends to job creation, focusing on generating long-term employment opportunities that support the community’s well-being and the environment. 753

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3.6 Industries Benefiting from Visalia’s Market Access
Agriculture and Agribusiness: Given its location in one of the most productive agricultural regions in the world, agriculture remains a cornerstone of Visalia’s economy. The city’s access to markets supports distribution of a wide range of products, including dairy, nuts, fruits, and vegetables, to domestic and international markets.

Manufacturing: The Visalia Industrial Park (VIP) hosts diverse manufacturing operations, from food processing to industrial machinery. The availability of industrialzoned sites and buildings and the necessary infrastructure make Visalia attractive for manufacturers seeking efficient access to major markets.

Distribution and Logistics: Visalia’s role in
California’s industrial warehouse market
and the broader U.S. logistics supply chain
is increasingly significant. The city’s central
location and excellent highway, rail, and
air transport options make it a strategic
choice for distribution centers and logistics
companies aiming to optimize their supply
chain operations.

Retail and Services: The flow of goods through Visalia supports a vibrant retail sector, with businesses benefiting from the purchasing power of the local community and visitors alike. Services related to agriculture, manufacturing, and logistics also see growth, including financial, legal, and technical services catering to these industries.

Technology and Innovation: While traditionally not known as a tech hub, Visalia is seeing growth in technology-related industries, driven by the city’s efforts to foster innovation, improve broadband infrastructure, and attract startups and tech companies looking for a cost-effective alternative to larger urban centers.

Renewable Energy and Sustainability: With an increasing focus on sustainability, industries related to renewable energy production and environmental technologies find Visalia’s market access and supportive business environment conducive to growth. This includes companies in solar energy production, recycling, and green manufacturing processes.

3.7 Demand for New Space

CURRENT DEMAND
Visalia’s industrial space market is experiencing significant shortages. The current vacancy rate is at a low 1.6%, indicating a need for additional industrial space. To achieve a more balanced market with a healthier vacancy rate of about 5-6%, an estimated 800,000 square feet (SF) of additional industrial space is needed immediately. This demand is separate from any future growth or relocations that might further drive the need for industrial space.
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FUTURE DEMAND
Understanding future demand for industrial space is crucial for effective urban planning and economic development in Visalia. To accommodate potential growth and ensure the city can meet the needs of businesses, it is essential to explore various scenarios that could impact demand. By examining the historical growth scenario, the low job growth scenario, and the high job growth scenario, we can better prepare for a range of possible futures. Each scenario reflects different assumptions about economic trends, job creation rates, and industrial sector dynamics, offering a comprehensive view of potential outcomes. This approach allows planners and policymakers to develop strategies that are resilient and adaptable, ensuring that Visalia can thrive regardless of future economic conditions.
• Historical Growth Scenario: In the historical growth scenario, the future demand for industrial space in Visalia is projected based on past trends in industrial square footage growth. If the trend from the last decade continues, the city is expected to need approximately 3.9 million square feet (SF) of additional industrial space by 2033.
• Low Job Growth Scenario: The low job growth scenario is based on projected job growth for industrial sectors in Visalia from JobsEQ, and assumes a modest annual increase in industrial sector jobs at a rate of 0.6%. Under this scenario, Visalia would require between 600,000 and 1.6 million SF of additional industrial space by 2033.

For Tulare County as a whole, the demand is projected to be around 1.5 million to 4.1 million SF. The projected job growth in this scenario is relatively low in comparison to historical growth trends due to several key factors:

1. Post-Pandemic Economic Recovery: The aftermath of the pandemic introduced significant uncertainty in economic projections. Initial expectations of a rapid return to pre-pandemic levels have been moderated by more recent data, suggesting a slower recovery.

2. Labor Market Shifts: Persistent labor shortages and the accelerated use of automation during the pandemic are influencing job growth projections.

Higher interest rates are also a factor, potentially slowing down business expansion and hiring.

3. Demographic Changes: Population growth has slowed, with many areas in California experiencing a net loss of residents since 2020. Factors contributing to this trend include lower birth rates, reduced immigration, and an outflow of residents to other states. These demographic shifts impact local economies, particularly sectors like retail that rely on a growing population.

4. Sectoral Adjustments: Slower population growth and consumer spending have implications for sectors like retail, which in turn affect related sectors like logistics. Although logistics remains a leading sector, JobsEQ projects a lower growth rate in comparison to what has been observed over the past decade.
• High Job Growth Scenario: The high job growth scenario is based on projections from the California Employment Development Department (EDD), which predict an 755

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average annual job growth rate 4.0% for transportation and warehousing. In this scenario, Visalia could see a demand for up to 6.4 million SF of industrial space by 2033. The high job growth scenario assumes robust industrial development and significant expansion of the logistics and warehousing sectors.

3.8 Planned New Projects
Visalia is gearing up for significant growth in its industrial sector with several new projects that underscore the region’s attractiveness for industrial development. The initiatives span from vast industrial complexes to expansions of existing facilities, demonstrating a broad spectrum of economic activities and potential job creation.

One of the most notable developments is a project by Seefried Industrial Properties, which is currently constructing a 3.8 million square foot industrial complex north of Riggin Road between Kelsey Street and Shirk Road. This project, which is set to be the largest in the history of Visalia’s industrial park, could employ approximately 4,100 people upon completion. The complex is expected to house warehouses, distribution centers, light manufacturing facilities, ancillary commercial services like drive-thru restaurants, a convenience store, an RV and self-storage facility, and a car wash.

Other new projects like a 400-job, one-million-square-foot Ace Hardware distribution center, and a 1.2 million-square-foot warehouse under development indicate the ongoing expansion and the city’s strategic positioning for future development.

Alongside the proactive efforts to grow the sector and cultivate a quality workforce, these projects show Visalia’s commitment to economic development and industrial diversification.

In addition to this, the Visalia Industrial Park has seen substantial turnover and growth over the years, moving from a more traditional manufacturing base to a diversified mix of industries, including distribution and e-commerce. The park is home to large firms like Amazon, which employs 1,500 people in over 2.3 million square feet of space, and UPS. The economic landscape has also been enriched by more minor “mom-andpop” operations and a significant presence of ag-related companies. This dynamic mix contributes to the park’s strategy of shipping to 40 million customers overnight. 756
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SECTION 4: INFRASTRUCTURE AND

ACCESSIBILITY

4.1 Transportation Infrastructure
Visalia, located in the heart of California’s San Joaquin Valley, benefits from a comprehensive network of major roadways that enhance local and regional connectivity. This network supports the city’s economic vitality, particularly its diverse industrial and agricultural activities.

MAJOR HIGHWAYS
The primary artery of Visalia’s road network is State Route (SR) 99, running north-south through the city, connecting Visalia to other significant urban centers in California and facilitating both commercial and private travel. State Route 198 complements SR 99 by crossing Visalia east to west, providing a crucial link to the Interstate 5 corridor and the California coast. This highway enhances accessibility to key ports and coastal cities, integrating Visalia into the state’s expansive transportation network. The intersection of these highways in Visalia forms a logistical nexus, promoting efficient transportation logistics and economic growth.

INDUSTRIAL ZONE ACCESSIBILITY
The northwestern industrial zone, primarily west of Shirk Road and north of SR 198, greatly benefits from its proximity to these major highways. This location provides swift and reliable transportation, reducing transportation times and costs, and offering a competitive edge to businesses. Key arterials within the industrial zone include Plaza Drive, Goshen Avenue, and Riggin Avenue, which are four- and six-lane roads with ROWs of 110’ and 134’ respectively.

Riggin Avenue connects the industrial zone to the Betty Drive Interchange, a $36 million project aimed at reducing congestion and improving access to the industrial zone.

This project included widening the North Goshen overhead structure and establishing a designated truck route from SR 99 to Plaza Drive and the northern Visalia Business Park, easing heavy truck traffic. Plaza Drive connects the industrial zone to SR 198, with a recently widened overpass providing a four-lane entrance into the industrial zone.

These connections ensure that trucks can reach any location in California within one day, underscoring Visalia’s role as a critical industrial and logistical hub in the Central Valley.
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LEGEND

AIRPORT INFRASTRUCTURE
Visalia Municipal Airport (KVIS) is strategically located in close proximity to the Industrial Park, making it an ideal hub for logistics operations within the San Joaquin Valley. The airport features a single asphalt runway, Runway 12/30, which measures 6,562 feet in length, accommodating various cargo aircraft essential for freight operations. Fuel services at the airport are comprehensive, offering 24/7 self-service options for Jet-A and 100LL fuels. This ensures that cargo planes can refuel efficiently, minimizing downtime.

Visalia Municipal Airport operates with specific attendance hours, from Monday to Friday, 0800 to 1800, and Saturday to Sunday, 1000 to 1600. These attendance hours indicate when airport staff are available to provide services like fueling and customer support. However, the airport itself operates 24/7 via pilot controlled lighting allowing

VISALIA

MUNICIPAL

AIRPORT
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pilots to land and take off outside these
hours with access to essential services
like self-service fueling.

Economically, the airport stands out
with no landing fees and competitive
fuel prices, making it a cost-effective
choice for logistics companies. The
airport is currently in the final stages of
an update to its Airport Layout Plan. This
document serves as the road map for
the next 15 years of development, both
aeronautical and non-aeronautical
‘within the fence’ at the airport
and ensures that the city is fully compliant with all Federal Aviation Administration guidelines and regulations. Overall, the Visalia Municipal Airport’s robust infrastructure and comprehensive services make it a valuable asset that is capable of effectively meeting the demands of modern logistics operations.

RAIL INFRASTRUCTURE
Rail transport is also essential for Visalia’s industrial transport infrastructure. Freight services play a critical role in moving agricultural commodities and manufactured goods, supporting local agriculture and attracting manufacturing and distribution centers. The rail lines serving Visalia enable efficient, cost-effective transportation of bulk goods, with the potential for expanding and enhancing rail services further solidifying Visalia’s position as a key industrial hub. 759

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The San Joaquin Valley Railroad, which is owned and operated by Genesee & Wyoming, strategically runs through the Industrial Zone along Goshen Avenue, offering businesses direct rail transport access. This railroad connects to the BNSF Railroad in Fresno and Bakersfield, and to the Union Pacific Railroad in Fresno, Goshen, and Bakersfield. The Union Pacific Railroad runs parallel to SR 99, just west of the Industrial Zone. These connections provide businesses with exceptional regional and national connectivity, ensuring streamlined logistics and efficient transportation solutions. 760

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4.2 Wet Utility Infrastructure

WATER QUALITY AND SUPPLY
Visalia’s industrial regions face significant water quality challenges due to historical industrial activities, especially around Goshen Avenue and Shirk Road. Groundwater contamination from pollutants such as wood preservatives and chemical solvents necessitates advisories against establishing new wells in affected areas to prevent further contamination.

The California Water Service Company (Cal Water) manages Visalia’s water supply and distribution. The system includes 75 active groundwater wells from the Kaweah Sub-basin, pipelines, treatment plants, and storage facilities, all adhering to stringent state and federal guidelines to ensure potable water provision.

Cal Water confronts several challenges: meeting the increasing water demand from expanding commercial and industrial sectors, maintaining water purity in previously contaminated areas, and addressing overdraft conditions in the Kaweah Sub-basin.

The Urban Water Management Plan outlines strategies for water conservation and infrastructure improvements to support denser development.

In compliance with the California Water Conservation Act of 2009 (SB X7-7), Cal Water has implemented various conservation initiatives. These include water usage assessments, high-efficiency toilet rebates, distribution of conservation kits, and educational programs aimed at reducing urban per capita water usage.

STORMWATER AND FLOOD MANAGEMENT
Visalia’s stormwater and flood management infrastructure is crucial for protecting the city, located in California’s Central Valley, from droughts and floods. The 1994 Storm Water Master Plan (SWMP), updating its 1989 predecessor, detailed essential facilities to support urban development until 2020. This plan mapped the city’s waterways directing stormwater to large basins on the western periphery. A consultant assessed the current storm sewer system and recommended enhancements based on the General Plan update. The system collects drainage from streets and lots into storm drain pipelines, mostly guided by gravity, and occasionally by lift pumps, to the main drainage network. Detention and retention basins effectively manage stormwater during severe weather, minimizing flood risks.

The City is currently updating the Storm Water Master Plan to address evolving needs and regulatory requirements. Collaborative efforts between the city, the Kaweah Delta Water Conservation District, and the Tulare Irrigation District focus on improving stormwater management and groundwater recharge. The December 2005 Storm Water Master Plan elaborates on using infrastructure such as creeks and ditches for dual purposes. Recent adjustments to the SWMP, driven by the National Pollutant Discharge Elimination System (NPDES) Phase II regulations, promote sustainable stormwater treatment practices, including Low Impact Design (LID) strategies, reducing environmental impacts and supporting denser urban development. 762

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INDUSTRIAL STORMWATER MANAGEMENT
Visalia’s industrial development incorporates proactive measures to manage urban runoff and enhance water quality. Industrial zones are designed with privately owned detention basins for each significant facility, ensuring meticulous handling of industrial runoff and alleviating pressure on the municipal stormwater system. This approach underscores Visalia’s commitment to reducing the industrial sector’s environmental footprint, presenting a sustainable development model focused on stormwater management and ecological conservation.

The city’s Geographic Information System (GIS) database is continually updated to ensure compliance with strict stormwater management guidelines for all developments, including industrial projects. This harmonizes industrial expansion with environmental stewardship, ensuring Visalia’s infrastructure remains resilient and effective amidst evolving environmental and regulatory conditions.

WASTEWATER COLLECTION AND TREATMENT
Visalia’s wastewater collection and treatment are managed by the City’s Water Conservation Plant (WCP), located west of Highway 99 and south of Highway 198. As of 2023, the plant operates at an average daily flow of 12.6 million gallons per day, treating effluent to a secondary treatment level. The WCP is crucial in handling wastewater from residential, commercial, and industrial sources, ensuring that effluent meets regulatory standards before being discharged or reused.

The Sewer System Master Plan (SSMP) divides the city into eight service areas based on existing and proposed sewer trunklines and growth patterns established by the General Plan. This division aids in the development of the Capital Improvement Program for sanitary sewer facilities. The SSMP highlights the need for ongoing upgrades and expansions to meet future demands and maintain service quality.

Visalia’s approach to wastewater management includes upgrading the WCP to produce recycled water suitable for various non-potable uses, such as landscape irrigation, which helps reduce demand on potable water supplies. This initiative aligns with broader water conservation and sustainability goals.

The City is also currently updating its Wastewater Master Plan to address future growth and regulatory requirements. Collaborative efforts with regional agencies aim to enhance wastewater management and groundwater recharge. The City continually seeks to improve its wastewater infrastructure to support urban development and comply with state and federal regulations, ensuring a sustainable and efficient wastewater system for Visalia.
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4.3 Energy Supply and Sustainability
Visalia exhibits an energy landscape that mirrors its geographical and industrial context.

Energy, including industrial zones, is predominantly managed by Southern California Edison (SCE) for electricity and the Southern California Gas Company (SoCalGas) for natural gas. These entities cater to a broad spectrum of needs, encompassing residential, commercial, and, notably, the industrial sector.

SCE, among the nation’s largest electric utilities, serves a vast area encompassing central, coastal, and Southern California,
reaching over 15 million individuals. The utility
is dedicated to developing a modern power
network to meet evolving energy demands and
is committed to community investment and
sustainable energy practices. SCE procures
its electricity from a diversified mix of power
generation sources, including power plants,
natural gas deposits, and renewable energy,
distributed via high-voltage transmission
networks. SoCalGas’s infrastructure comprises
four storage facilities throughout southern
California and an extensive system of
compressor stations and pipelines, ensuring
consistent natural gas delivery across the
region.

SCE has proactively engaged in several capital improvement projects (CIPs) in the northwest area of Visalia. These projects aim to enhance the reliability and capacity of the electrical grid, supporting the growing industrial and residential demands.

SCE’s GIS based, Distribution Resources Plan External Portal (DRPEP) provides detailed visualizations and updates on these ongoing improvements, highlighting areas where significant infrastructure upgrades are taking place.

In terms of energy management,
Visalia adopts a forward-looking
and sustainable approach. The
city has initiated several projects
to curb energy use and minimize
greenhouse gas emissions. These
initiatives encompass adopting
green building standards to
lessen energy consumption in
new and upgraded structures
and conducting thorough energy
audits to pinpoint efficiency
improvements in public buildings.

Visalia’s dedication to sustainability
is further demonstrated by its
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investment in alternative fuel vehicles, including compressed natural gas (CNG) buses and trucks, alongside the establishment of a CNG fueling station, acquisition of electrichybrid vehicles, and the installation of photovoltaic (PV) systems at key facilities like the airport and transit center. Participation in the San Joaquin Valley Clean Energy Organization (SJVCEO) and formulating a Climate Action Plan (CAP) underscore Visalia’s commitment to aligning with broader regional and state sustainability and emission reduction objectives. These measures display Visalia’s environmental responsibility and position it as a leader in energy management and climate initiative leadership. Visalia’s renewable energy and conservation efforts extend to its industrial land use strategy, emphasizing the integration of large-scale renewable projects and enhancing energy efficiency within industrial domains.

A notable development is the approval of a lithium-ion battery energy storage system (BESS) by the Tulare County Planning Commission. This new facility, situated southeast of Visalia, aims to hold 500 megawatts of energy for up to 12 hours, supporting peak energy demand periods. Occupying 40 of a 48-acre site traditionally used for agriculture, this project signifies a transition to renewable energy in Visalia’s industrial and agricultural sectors. Scheduled for completion no earlier than 2026, this project exemplifies the region’s commitment to diminishing dependence on fossil fuels and reducing greenhouse gas emissions, supporting California’s environmental objectives and enhancing grid stability.

Another important BESS will be located within the industrial park on Sunnyview Avenue, just east of Clancy Street. Visalia is in the process of obtaining easements from YS Industries to connect this system to Shirk Street. This BESS will further support the industrial park by providing a reliable energy storage solution, enhancing the energy infrastructure, and supporting the ongoing growth and development in the area.

Additionally, Visalia’s industrial strategy promotes solar energy adoption within its commercial and industrial sectors, providing resources and incentives for solar investment. This aligns with the goals of the Southwest Solar Transformation Initiative, aiming to make solar power more affordable and accessible, thus fostering sustainable and efficient energy practices. Supported by financial incentives, including a 30% Federal Tax Credit and the California Solar Initiative offering cash rebates for solar installations, these measures facilitate solar energy uptake in commercial properties, including inside the industrial zones.

Visalia is actively collaborating with SCE to enhance power supply for new industrial developments, ensuring reliable and sufficient energy for future growth. The City is actively working with SCE to improve service to new areas and mitigate power supply issues. One significant initiative involves exploring the development of a solar generation facility west of SR 99 near the City’s wastewater treatment facility. This proposed facility is expected to provide adequate power to make the wastewater treatment facility 100% energy-independent and relieve considerable pressure from the energy grid. Additionally, the establishment of a microgrid will be assessed to determine if additional power is needed to support further industrial or development of supportive services for industrial and commercial uses such as hydrogen production for hydrogen fleet vehicles and trucking industry highlighting Visalia’s proactive approach.
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4.4 Access to Raw Materials
In Visalia, access to raw materials
is facilitated by the city’s strategic
location in one of the most
prominent agricultural regions in the
world, as well as by local companies
that source and supply these
materials. For example, Sorma USA,
a company based in Visalia and
part of the Sorma Group from Italy,
has recently expanded its facility to
enhance its capacity for accessing
more materials and machines.

This expansion includes a new 20,000-square-foot facility that increases warehouse space and ensures raw materials are sourced in the USA. This move indicates Visalia’s capacity to support industries requiring access to various raw materials, particularly those in the agricultural sector. Another key player in the local industry is Motion Industries, which offers a wide range of industrial supplies, including raw materials, to various sectors. The company’s extensive catalog indicates a robust supply chain supporting various industrial needs within Visalia and beyond.

These examples underscore Visalia’s strong position regarding access to raw materials, supported by its infrastructure, strategic expansions by local companies, and the city’s significance in the agricultural landscape. This access drives local industries and contributes significantly to the broader regional economy.

4.5 Emergency Services and Safety Infrastructure
In the industrial sectors of Visalia, the city’s emergency services and safety infrastructure exhibit a high level of preparedness
and strategic foresight, specifically
designed to protect the well-being of
its industrial community and broader
residents. This preparedness is
shown by the robust operations of
the Visalia Police Department and
Fire Department, which are crucial
for providing police protection,
fire suppression, and emergency
medical services within these critical
areas.

Fire Station 55, located directly
adjacent to the industrial park, plays a
pivotal role in enhancing emergency
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response times and operational efficiency. The presence of a specialized hazardous materials (hazmat) unit at Fire Station 55 significantly reduces liability insurance rates for companies in the industrial park, contributing to lower operational costs. This reduction is attributed to the improved Insurance Services Office (ISO) ratings, which reflect the superior fire protection services available to industrial businesses in the area.

Visalia’s emergency preparedness and response strategy is strengthened through collaborative efforts with county and state agencies, ensuring resilience against natural and man-made emergencies.

4.6 Labor Workforce Infrastructure
The labor and workforce infrastructure in Visalia is a vital component of the city’s industrial sector. Recognized as a critical need, various local efforts are underway to address workforce development and ensure a steady supply of skilled labor for industrial occupations. This section highlights the initiatives and partnerships that contribute to the robust workforce infrastructure in Visalia.

WORKFORCE CHARACTERISTICS
Visalia boasts a notably young working population, which sets it apart from many other regions where the workforce is aging. According to the U.S. Census Bureau data from the 2020 American Community Survey, the median age in Visalia is approximately 33 years, compared to the national median age of 38.1 years. Additionally, about 28.2% of Visalia’s population is under the age of 18, indicating a future pipeline of young workers entering the labor market. This demographic trend provides a dynamic and adaptable labor pool, ready to meet the evolving demands of the industrial sector. 769

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EDUCATIONAL AND TRAINING INSTITUTIONS
• College of the Sequoias: College of the Sequoias offers a wide range of educational and vocational training programs to directly address the skill gaps identified by local employers. Programs include certificates and degrees in areas such as industrial automation, industrial mechanics, and manufacturing automation.

College of the Sequoias is currently expanding it’s facilities in Tulare. This expansion is aimed specifically at industrial-related occupations and is estimated to be completed in 2027. Additionally, the College of the Sequoia Training Resource Center offers specialized training and development services that further enhance the capabilities of the local workforce. The Training Resource Center collaborates closely with businesses to provide customized training solutions, ensuring that employees remain up-to-date with the latest industry standards and technologies.

This partnership not only helps businesses maintain a competitive edge but also provides continuous learning and career growth opportunities for workers. Through initial funding support from the City of Visalia, the Training Resource Center has located its training office in the Visalia Industrial Park in space provided by Sorma USA. Other training providers in the industrial park include ACI, SJVC, Proteus, etc. • Lemoore College: West Hills College Lemoore plays a crucial role in Visalia’s labor workforce infrastructure by offering comprehensive Industrial Technology programs designed to prepare and upskill individuals for in-demand careers in manufacturing fields. These programs include certificates and degrees in areas such as industrial automation, industrial mechanics, and manufacturing automation. Students receive training in critical skills such as electrical systems, programmable logic controllers (PLC), automation, hydraulics, pneumatics, and 770

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robotics. These flexible, industry-approved training options ensure that graduates are well-equipped to meet the needs of local employers and excel in the industrial sector.
• SACA Program: The Smart Automation Certification Alliance (SACA) program is a pivotal element of Visalia’s industrial workforce development infrastructure, providing industry-recognized credentials in advanced manufacturing and automation technologies. Developed in collaboration with leading industry partners, SACA certifications ensure that individuals are proficient in key areas such as programmable logic controllers (PLCs), robotics, electrical systems, hydraulics, pneumatics, and other essential components of modern industrial operations. The regional adoption of the SACA program by multiple educational institutions, including Lemoore College, College of the Sequoias, College of the Sequoias Training Resource Center, and Visalia Adult School, highlights a collective effort to elevate the skill set of the local workforce. This widespread implementation ensures that a broad base of workers can access high-quality training tailored to meet the demands of the industrial sector. By aligning educational programs with industry standards, SACA certifications provide assurance to employers that certified individuals possess the practical, hands-on skills necessary for today’s advanced manufacturing environments.

In summary, the SACA program ensures that the local workforce remains competitive and capable of meeting the evolving demands of the industrial sector. 771
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SECTION 5: CHALLENGES AND

OPPORTUNITIES

5.1 Challenges
Visalia is an emerging market for industrial development, recognized for its favorable business climate and strategic location. However, despite the positive growth trajectory, several challenges threaten to hinder the continued expansion of industrial activities.

Interview with stakeholders have identified three primary challenges to continued industrial growth in the City of Visalia: labor supply, regulatory factors, and power and infrastructure.

LABOR SUPPLY CHALLENGES
A recurring theme among stakeholders is the concern over the availability and quality of the labor force necessary for industrial growth in Visalia. The industrial sector, particularly manufacturing, demands a skilled workforce, including roles such as maintenance technicians and specialized operators. Stakeholders have highlighted that while distribution centers require less specialized skills, the manufacturing sector faces significant challenges in finding adequately skilled labor. Additionally, stakeholders emphasized the importance of adequate housing in attracting and retaining the workforce needed for industrial operations. Current housing development must keep pace with industrial growth to prevent labor shortages from becoming a bottleneck for development. Another concern raised by stakeholders is the impact of state regulations, such as the new fast-food minimum wage, on the competitiveness of industrial jobs. Industrial roles requiring physical labor may find it challenging to attract workers if wages do not remain competitive with other sectors.

REGULATORY CHALLENGES
Regulatory factors significantly influence the industrial development landscape in Visalia, impacting the pace and extent of growth. Regulations related to vehicle miles traveled (VMT) and air quality standards present significant hurdles for industrial growth, especially in rural communities like Visalia. These regulations can slow industrial expansion and affect long-term growth prospects. Although Visalia’s local government is praised for its pro-business attitude and efficient processes, broader state and federal regulations remain challenging. High taxes and stringent environmental regulations in California deter industrial growth and can drive businesses to regions with more lenient policies. Ongoing legal challenges across the region create uncertainty and can delay project timelines. Navigating these legal complexities requires significant 772

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resources, potentially deterring investors from pursuing industrial projects in Visalia.

POWER AND INFRASTRUCTURE CHALLENGES
Adequate infrastructure is vital for supporting industrial activities, and current conditions in Visalia present some challenges. Visalia occasionally faces difficulties in meeting the power demands of more energy intensive industrial operations. The existing power infrastructure needs enhancement to fully support the high energy requirements of larger power consumers such as advanced manufacturing, cold storage, or data centers. In addition to power, robust water and sewer infrastructure are crucial for industrial operations, particularly in manufacturing and food processing.

Ensuring these utilities are sufficient and reliable is key for attracting and retaining industrial tenants. While road access, especially to major highways like Highway 99, is a strength, maintaining and improving this infrastructure remains important. Efficient transportation routes are essential for supporting the continued growth of industrial activities.

5.2 Opportunities

STRONG DEMAND FOR INDUSTRIAL SPACE
Visalia is currently experiencing a high demand for industrial spaces, particularly for distribution and logistics. This robust demand is driven by several factors. Firstly, Visalia’s strategic location in the Central Valley, with access to major transportation routes like Highway 99 and Interstate 5, makes it an attractive alternative to the increasingly crowded and expensive industrial markets in the Bay Area and Los Angeles. The city’s industrial market is considered an emerging hub for logistics operations, benefiting from the overflow of demand from larger markets like the Inland Empire, Fresno, and Bakersfield.

The market conditions for Visalia’s industrial buildings have been strong and trending upward even before the COVID-19 pandemic. The pandemic accelerated the demand for logistics facilities, and this demand has remained high, despite a slight perception of decrease in recent months. The overall vacancy rate for industrial buildings in Visalia is notably low, reflecting a very tight market with a high demand for space. For instance, in 2023, the vacancy rate for industrial spaces in Visalia was only 1.6%, which signifies a very competitive market.

STRATEGIC LOCATION
One of Visalia’s most significant advantages is its centralized location in California, coupled with easy access to major highways and proximity to key markets. Visalia is strategically positioned at the heart of the state, offering unparalleled logistical benefits to businesses. The city is located along California State Route 99 (Highway 99), a major north-south artery that runs through the Central Valley, connecting key agricultural and industrial regions. Highway 99 facilitates efficient transportation of goods to major markets such as Fresno to the north and Bakersfield to the south, as well as providing direct routes to Sacramento and other northern California regions.

Additionally, Visalia’s proximity to Interstate 5 (I-5) further enhances its connectivity. 773

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I-5 is one of the most significant transportation corridors on the West Coast, stretching from Mexico to Canada. This interstate provides vital links to major ports, such as the Port of Los Angeles and the Port of Long Beach, enabling easy access to international shipping routes. The ability to reach these ports within a one-day drive makes Visalia an ideal location for distribution centers and logistics operations that require rapid and cost-effective transportation of goods.

The city’s accessibility is not limited to highways. Visalia is also served by the Visalia Municipal Airport, which supports corporate and general aviation needs. This adds an extra layer of connectivity for businesses that require air transportation for their operations.

The strategic location and superior accessibility make Visalia an attractive hub for businesses that rely on efficient and cost-effective transportation. Companies can easily move products across the state, country, and even internationally, leveraging Visalia’s well-connected infrastructure.

PRO-BUSINESS ENVIRONMENT
Visalia’s pro-business attitude is another significant factor contributing to its attractiveness for industrial development. The city is known for its efficient decision-making processes and readiness for development, which streamline the establishment and expansion of industrial operations. Stakeholders have praised the local government’s commitment to creating a business-friendly environment, which includes providing support and resources to businesses, facilitating permits and approvals, and maintaining open lines of communication with industry leaders. This supportive atmosphere helps reduce bureaucratic hurdles and accelerates project timelines, making Visalia an appealing choice for industrial investors.

Visalia prides itself on having one of the most streamlined entitlement processes in the state. The City offers a one-week Site Plan Review (SPR) process where complete site plan applications submitted by Thursdays at 4:00 PM are reviewed the following Wednesday morning. This rapid review process involves all applicable departments, which provide their responses to the proposed project site plan.

If the project does not require any additional discretionary approvals, it can quickly proceed to the building permit submission stage. The city has established clear review deadlines for building permits. The initial submittal review is completed within 30 days, and resubmissions are reviewed within 15 days. If discretionary approval is required, the project will go to Planning Commission for approval. The Planning Commission holds meetings twice monthly to ensure timely processing of applications.

COMPETITIVE COSTS
Compared to larger markets like Los Angeles and the Bay Area, Visalia offers lower costs of land and operation. This cost advantage is a significant draw for businesses seeking to minimize expenses while maintaining proximity to major markets. The affordability of industrial land in Visalia allows companies to invest in larger or more advanced facilities without the prohibitive costs associated with more densely populated areas.

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profitability, making Visalia a financially attractive option for industrial enterprises.

Moreover, Visalia’s relatively affordable living costs play a crucial role in attracting and retaining talent. For instance, in June 2024, the median home price in Visalia was $389,500, compared to the California median home price of $858,900 in May 2024. This stark contrast in housing costs makes it easier for workers to find affordable housing, reduce living expenses, and maintain a higher quality of life. Additionally, the cost of living in Visalia is lower than in larger metropolitan areas, allowing employees to enjoy a comfortable lifestyle without the financial pressures found in more expensive regions.

As seen in the table above, the comparison between Visalia and California reveals key insights about housing affordability. Visalia’s SMOCAPI is relatively high at 42.4% and the city’s GRAPI is 38.4%, much lower than the state average of 45%. This suggests that Visalia has more affordable housing options when factoring in household incomes and housing costs. As a result, Visalia households likely enjoy more discretionary income compared to those in other parts of California. This is a positive sign for the local economy, as it indicates residents have more financial flexibility beyond housing expenses. However, the low homeowner vacancy rate of 0.4, compared to California’s

0.9, highlights a tight housing market. This low vacancy rate suggests that housing supply in Visalia is insufficient to meet current demand, which could put pressure on prices over time. This suggests a need to increase housing supply to address the existing gap and maintain affordability in the long term. 775

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In terms of labor costs, workers in the Visalia-Porterville, CA Metropolitan Statistical Area had an average hourly wage of $25.40 in May 2022, which is 15 percent below the nationwide average of $29.76 and significantly lower than the California mean hourly wage of $37.45 in 2022. This lower labor cost is advantageous for businesses as it helps to keep operational expenses down while still attracting skilled workers.

The affordability of Visalia helps companies attract and retain a stable workforce, as employees can benefit from competitive wages while enjoying a lower cost of living.

Furthermore, Visalia’s public schools are above average, providing quality education for employees’ families, which adds to the overall appeal of the city. By providing a balance of affordable living, competitive wages, and lower labor costs, Visalia enhances its appeal to both businesses and workers, fostering a robust industrial workforce essential for sustained growth.

5.3 Potential Locations For New Development

EXISTING VISALIA INDUSTRIAL PARK
The Visalia Industrial Park, spanning over 4,342 acres, is designated for various uses under the Visalia General Plan, including Industrial, Light Industrial, and Business Research Park, under the zoning categories of I, Industrial, I-L, Light Industrial and BRP.

Among these, 42 parcels totaling 1,195 acres are identified as potentially developable, vacant, and not currently under development plans. These comprise 976 acres for 776

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industrial use, 117 acres for light industrial, and 102 acres for Business Research Park land uses. The surrounding areas include farmland and dairies to the north, Highway 198 to the south, the City of Visalia, predominantly residential, to the East, and the community of Goshen to the West.

Infrastructure within the Visalia Industrial Park is well-established, offering convenient access to SR99 and SR198 via Riggin Avenue and Plaza Drive, which are four and sixlane arterials. Riggin Avenue facilitates connection to the Betty Drive Interchange, while Plaza Drive links to SR 198, with a recent widening of the overpass enhancing access. The San Joaquin Valley Railroad, which is owned and operated by Genesee & Wyoming, traverses the center of the industrial zone along Goshen Avenue, extending branches throughout for accessible rail service to businesses. Utility infrastructure, including sewer, stormwater, and electricity, is readily available, making connections within the park relatively straightforward.

Environmental considerations within the Visalia Industrial Park note that while some sites may replace agricultural areas, most parcels poised for development, particularly those vacant within the industrial park, present minimal environmental impacts.

To alleviate concerns regarding the conversion of farmland, the City of Visalia has implemented an agricultural mitigation program. This program ensures that any development replacing agricultural land can easily mitigate the impact, preserving agricultural resources and maintaining the balance between urban growth and agricultural preservation. The park’s strategic location bordered by Visalia and Goshen, coupled with easy access to SR99 and SR198, ensures convenient accessibility for the labor market from nearby cities such as Tulare and Hanford. However, scalability may be constrained by the lot sizes and the existing industrial landscape. Additionally, the California Department of Toxic Substances has identified six potentially contaminated sites within the industrial park, indicating areas requiring further attention before development proceeds.

AIRPORT RESERVE
This expansive area includes 47 parcels across 1,502 acres, of which 32 parcels totaling 1,354 acres are currently undeveloped or underdeveloped. This area is designated by 777

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the Visalia General Plan as Reserve and is currently located outside of City Limits.

This area offers close proximity to the SR99 and Caldwell Avenue Interchange. Future buildout of Shirk Road will further enhance this area’s accessibility. Additionally, this area offers close proximity to the airport, which may be a benefit to some manufacturing and logistics tenants. Despite the absence of direct rail access, existing tracks run alongside Highway 99 and are not far from this area.

However, it’s important to note that the area is mostly undeveloped farmland, and, at present, lacks stormwater, sewage, and water utilities to support industrial development.

From an environmental and risk assessment standpoint, converting the farmland for non-agricultural purposes poses potentially significant changes. Most of the land falls within the X02 flood zone, with only minor portions in the AE flood zones, and there are no known contaminants, which slightly mitigates environmental concerns. To address concerns regarding the conversion of farmland, the City’s agricultural mitigation program will apply, ensuring that development in this area can mitigate the loss of agricultural land, thus supporting sustainable growth. The site’s strategic location near Visalia to the East and SR99 to the West makes it readily accessible to the labor market from Tulare, Hanford, and other nearby cities, suggesting a favorable proximity to a broad workforce. Additionally, the substantial size and scalability of the land offer ample room for growth and future development, marking it as a prime candidate for diverse industrial developmental projects.

WEST OF SR 99
Covering an area West of SR 99, this land consists of 16 parcels, collectively encompassing 1,475 acres that can be potentially developable. The general plan for this area designates its use primarily for Agriculture, with a small amount for Conservation. The zoning is identified as X for County Land in the northern area, and A for agriculture in the southern area. This location is situated around the existing Visalia water treatment plant and adjacent land for the plant’s expansion, currently designated as Public-Institutional. The transportation infrastructure in this area includes the SR99 Interchange with Caldwell Avenue near the southern boundary and the northern boundary is near the SR99 and SR198 interchange. However, there is no direct access onto the highway to the north. Caldwell Avenue and Road 68, located 778

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to the south and East of this area, are both currently a two-lane road. While there’s no direct rail access, existing tracks border the area to the East alongside SR99. As mostly undeveloped farmland, the area is expected to have limited to no stormwater, sewage, and water utilities.

The transition of this farmland to non-agricultural uses will have environmental implications, especially considering the streams, ditches, and ponds that are scattered throughout the area, necessitating avoidance or mitigation efforts. To address the potential impact on agricultural land, the City’s agricultural mitigation program will be applied, ensuring that projects can mitigate potential impacts to agricultural resources while facilitating industrial growth. In terms of risk assessment, most of this tract falls within the “A” Flood Zone, with a portion of the northern area in the “X” Flood Zone, and no known contaminants have been identified. The area’s accessibility from Visalia to the East and SR99 to the West makes it an attractive option for workers from Tulare, Hanford, and other nearby cities, indicating a favorable proximity to a robust labor market. Although there is room to grow and scale, development would need to be strategically planned around the water treatment plant and the existing water features, presenting unique challenges and opportunities.

TOOR AREA
The Toor Area, located at the northeast corner of Highway 99 and SR 198, comprises approximately 130 acres across five parcels. This area is strategically positioned, bordered by industrial development to the north and service commercial to the east, making it an attractive location for potential industrial expansion.

Part of the Toor Area falls within the city limits and is currently zoned for agricultural use.

A portion of the site has undergone Site Plan Review (SPR) to propose a rezoning from agricultural to industrial use, indicating significant interest in developing this area for industrial purposes. However, it has not yet been rezoned. The site is currently designated for agricultural use under the City’s General Plan. As with other areas, the City’s agricultural mitigation program will apply here, ensuring that development can implement mitigation measures to offset the conversion of agricultural land to industrial use.

The infrastructure within the Toor Area is conducive to industrial development. A sewer main runs through the site, ensuring efficient wastewater management. Additionally, 779

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stormwater access is readily available from nearby American Street, further supporting the site’s development potential.

The established infrastructure and strategic location near major highways make the Toor Area a prime candidate for industrial growth. Its accessibility from Highway 99 and SR 198 ensures excellent connectivity for logistics and transportation, enhancing its appeal to potential industrial tenants.

The Toor Area’s proximity to existing industrial and commercial developments underscores its potential as a significant contributor to Visalia’s industrial landscape, offering ample opportunities for growth and development. 780
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6.1 Recommendations and Strategies
The following strategies and recommendations have been identified to address stakeholder-identified challenges and capitalize on Visalia’s opportunities for industrial growth. These recommendations aim to ensure the city’s infrastructure, housing, and utilities can support the projected increase in industrial development, thereby fostering economic growth and sustainability.

RECOMMENDATION #1: DESIGNATION OF ADDITIONAL INDUSTRIAL LAND To support projected industrial growth, it is recommended that an additional 405 acres within the Reserve area be designated for industrial development.

Supporting Evidence and Rationale:

Under the highest projected growth scenario for industrial development in Visalia, the City will require an additional 6.4 million square feet of industrial building space by 2033. With a floor area ratio (FAR) build-out of 0.15, this translates to approximately 1,102 acres. However, this projection does not account for the necessary support services and infrastructure related to industrial uses.

Currently, only 66% of the developed parcels designated as industrial in Visalia are utilized for light manufacturing, heavy manufacturing, or distribution/warehouse purposes. Approximately 33% of these lands are dedicated to support services such as utilities, offices, commercial establishments, and restaurants. Future industrial development is expected to maintain a similar ratio of support uses.

In addition to support services, a portion of the land will be needed for transportation accessibility and rights of way (ROW). Presently, about 9% of the area designated as Industrial, Light Industrial, and Business Research Park in the General Plan is utilized for public ROW. It is anticipated that future industrial growth will require similar ROW allocations. Considering the need for support services and ROW, the total area required to support the projected 6.4 million square feet of industrial building space is approximately 1,600 acres.

The City of Visalia’s General Plan currently designates 1164 acres of vacant land for Light Industrial, Industrial, or Business Research Park uses. This results in a shortfall SECTION 6: RECOMMENDATIONS AND

CONCLUSION
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of at least 435 acres needed to meet future industrial growth demands. Therefore, it is necessary to identify and designate additional land to ensure that Visalia can accommodate future industrial development.

The Reserve area is particularly suitable for this designation for several reasons.

Portions of the Reserve area lie within airport zones, which are unsuitable for residential or other sensitive uses, making them ideal for industrial development. Additionally, the area offers close proximity to the SR99 and Caldwell interchange, providing excellent transportation connectivity. The future development of Shirk Road will further enhance access to this area, making it even more attractive for industrial use.

Aligning with the Visalia General Plan’s objectives, this recommendation emphasizes the importance of providing adequate land in a variety of parcel sizes for industrial development, thereby strengthening the City’s role as a regional manufacturing center. Policies aimed at ensuring compatibility between industrial lands and adjacent dissimilar land uses, as well as maintaining high standards for infrastructure and design, further support this recommendation.

SR 198
SR 99

VISALIA

MUNICIPAL

AIRPORT
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RECOMMENDATION #2: UTILITIES EXPANSION
The Reserve area is currently outside of City limits and lacks the necessary infrastructure to support industrial development. If the City follows Recommendation #1 to reclassify 435 acres of the Reserve area for industrial use, it is essential to extend water, sewer, and stormwater lines to this area. Therefore, it is proposed that water, sewer, and stormwater mainlines be extended to the south along Shirk Road and to the west along Caldwell Avenue to connect this area to City services.

RECOMMENDATION #3: SHIRK ROAD EXPANSION
If the City follows Recommendation #1 to reclassify 435 acres of the Reserve area for industrial use, it is recommended that Shirk Road be fully built out to its ultimate Rightof-Way from Caldwell Avenue to SR 198.

Building out Shirk Road to its full
ROW width will greatly support and
accelerate industrial development
in the reclassified Reserve area. The
strategic location near SR 99 and SR
198 is one of Visalia’s main draws for
industrial developers. The segment
of Shirk Road between Caldwell
Avenue and SR 198 currently
operates as a two-lane road with
limited capacity for high volumes of
traffic. However, if Shirk Road were
fully built out, this segment would
serve as an effective connection to
SR 99 and SR 198, greatly improving
the market value of the reclassified
Reserve area. By ensuring that the
Reserve area is well-connected,
Visalia can attract a diverse range of
industries, creating job opportunities
and stimulating economic growth.
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RECOMMENDATION #4: RENEWABLE ENERGY DEVELOPMENT
To support the additional industrial development in the reclassified Reserve area, an increase in power generation capacity is required. It is proposed to establish a solar facility west of SR 99 near the wastewater treatment plant. This strategic location is suitable for large-scale solar installations and leverages existing infrastructure.

This renewable energy initiative aligns with Visalia’s commitment to sustainability and environmental stewardship. Utilizing solar power reduces reliance on non-renewable energy sources, thereby decreasing greenhouse gas emissions and promoting clean energy. This sustainable approach not only meets the energy needs of the industrial development but also enhances Visalia’s reputation as a forward-thinking, environmentally conscious city.

Supporting Information:

To accommodate the projected industrial growth, significant energy resources will be needed. The industrial buildings in the reclassified Reserve area are estimated to consume approximately 128 million kWh annually, assuming an average consumption rate of 20 kWh per square foot per year for 6.4 million square feet of industrial space.

In Visalia, one acre of solar panels can produce approximately 525,000 kWh per year. To meet the energy demands of the future industrial space, it is estimated that around 244 acres of solar panels will be required. Establishing a solar facility near the wastewater treatment plant, west of SR 99, is a strategic choice due to the availability of land and the proximity to existing infrastructure.
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RECOMMENDATION #5: HOUSING DEVELOPMENT FOR WORKFORCE
Workforce housing availability has been
identified by stakeholders as a potential
constraint to industrial development. To
support the projected industrial growth
and the creation of approximately 3,000
new jobs in Visalia, it is essential to ensure
that the housing supply keeps pace with
industrial development. It is recommended
that additional land be designated for
residential use to accommodate the
projected increase in the workforce.

Supporting Information:

Ensuring an adequate supply of housing is a critical component to maintaining a stable and available labor force for industrial operations. Without sufficient housing, the city may face labor shortages, which could hinder industrial growth and economic development. To maintain the current ratio of 1.25 jobs per employed resident, an additional 2,400 new housing units will be needed to support the addition of 3000 new industrial jobs.

Suitable areas for this residential development include portions of the Reserve area that do not overlap with the airport safety zones, as well as other areas within the City’s Sphere of Influence (SOI).

Further analysis is recommended to determine the exact amount of additional housing needed over the planning timeframe and to identify the most suitable locations for this development. This analysis should consider factors such as proximity to industrial areas, availability of infrastructure, compliance with safety and environmental regulations, and consistency with the City of Visalia General Plan Housing Element Update goals and policies, including the following:

Goals:

1. A Diversity of Housing to Meet Local Needs: Provide a broad range of housing types and densities to meet the needs of all Visalia residents.

2. Mixed Use, Infill, and Downtown Development: Promote mixed-use, infill, and downtown development in Visalia.

3. Encouraging Construction and Maintenance of Affordable Housing: Support the development of affordable housing through various incentives and collaborations
Policies:

1. HE Policy 1.1: Ensure sufficient land is available and zoned at a range of residential densities to accommodate the city’s regional share of new construction housing.

2. HE Policy 1.4: Encourage a mix of residential development types in the city, including single-family homes, townhomes, row houses, live-work units, planned unit developments, accessory dwelling units, and multi-family housing. 785

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3. HE Policy 1.7: Promote development standards that ensure new residential developments are long-term assets to the city, make effective use of land, and are compatible with adjacent land uses.

4. HE Policy 2.1: Provide regulatory incentives to promote infill development on vacant and underutilized land within the city limits.

5. HE Policy 3.1 - 3.20: Encourage the development of affordable housing by design, such as small lot single-family units and accessory dwelling units (ADUs).

Promote cooperation between the public sector, private sector, and non-profit affordable housing entities.

6. HE Policy 5.1 - 5.7: Encourage the development of housing for elderly, persons with disabilities, large families, and families in need of emergency shelter.

Facilitate private sector development and support non-profit organizations in the development of affordable housing.

By aligning with these goals and policies, the recommendation for workforce housing development supports the broader objectives of the City’s Housing Element, ensuring that Visalia remains a vibrant and economically resilient community capable of accommodating future growth.

RECOMMENDATION #6: INCLUDE COMPREHENSIVE MEDICAL FACILITIES

AND SERVICES IN THE BUSINESS RESEARCH PARK ZONE
Based on the projected job growth and market needs, the following additional uses are recommended for inclusion in the Business Research Park zoning designation:
• Medical Offices and Clinics: Allow for a broader range of medical uses, including specialty clinics, outpatient care facilities, and diagnostic centers, to support the expanding healthcare sector and meet community needs. Some examples would include physical therapists, physicians/surgeons, dentists/orthodontists, optometrists, chiropractors, etc.
• Healthcare-Related Research Facilities: Include uses related to medical and healthcare research to foster innovation and collaboration within the BRP zone. • Pharmaceutical and Biomedical Labs: Permit the establishment of pharmaceutical and biomedical research laboratories, which are complementary to medical office uses and contribute to the development of a healthcare hub within the BRP zone.
• Support Services for Medical Offices: Allow ancillary services that support medical offices, such as pharmacies, medical supply stores, and rehabilitation centers, to create a comprehensive medical service area. • Health and Wellness Centers: Include facilities that promote overall health and wellness, such as fitness centers, therapy centers, and health education facilities, which align with the objectives of a Business Research Park focused on health-related uses.

Considering that health and medical services are the fastest growing job sector in Visalia, expanding the allowable uses within the BRP zone to include a wider range of medical office uses and healthcare-related facilities will provide a multitude of benefits to the community. These benefits include enhanced economic development, 786

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greater access to healthcare services, and opportunities for medical and healthcare innovation.

The proposed additions to the allowable uses within the Business Research Park zone aligns with the broader objectives of the Visalia General Plan and will support the demands of the City’s growing population. By implementing these changes, the City of Visalia can better support its healthcare sector, attract diverse businesses, and promote sustainable economic growth.

6.2 Conclusion
The Industrial Lands Inventory Analysis for the City of Visalia highlights a vibrant and evolving industrial landscape poised for significant growth. The city’s strategic location, robust demand for industrial space, and supportive business climate create a favorable environment for industrial development. However, addressing key challenges related to labor supply, regulatory factors, and infrastructure is essential to sustain and enhance this growth.

By leveraging its strategic opportunities and implementing targeted recommendations, Visalia can continue to attract and retain industrial investments, driving economic development and improving the quality of life for its residents. The ILIA serves as a critical tool in this endeavor, providing policymakers, planners, and stakeholders with the insights and data needed to make informed decisions and foster a resilient and dynamic industrial sector.

Visalia’s commitment to strategic planning and proactive industrial land stewardship ensures that its industrially designated lands will remain engines of the economy and critical investments for economic resiliency and community well-being. As the city continues to navigate the complexities of industrial development, the insights and recommendations from this analysis will guide its efforts to achieve sustainable growth and long-term prosperity.
787
Professional Services Agreement
Preparation of Reserve Area Land Use Designations, Specific Plan for Potential Industrial Land Uses, and Program Environmental Impact Report
RFP No. 24-25-55

PROFESSIONAL SERVICES AGREEMENT FOR

PREPARATION OF RESERVE AREA LAND USE DESIGNATIONS, SPECIFIC PLAN FOR POTENTIAL

INDUSTRIAL LAND USES, AND PROGRAM ENVIRONMENTAL IMPACT REPORT This Agreement, entered into this ________ day of ________________, 20____, by and between the City of Visalia, hereinafter referred to as the “CITY”, and QK, Inc. hereinafter referred to as the “CONSULTANT”.

W I T N E S S E T H
WHEREAS, the CITY is authorized and empowered to employ consultants and specialists in the performance of its duties and functions; and
WHEREAS, the CITY has the desire to secure certain technical and professional services to assist in the preparation and completion of the items of work described as “Scope of Work” in Exhibit “A”, and hereinafter referred to as the “PROJECT”; and
WHEREAS, the CONSULTANT represents it is licensed, qualified and willing to provide such services pursuant to terms and conditions of this Agreement.

NOW, THEREFORE, CITY and CONSULTANT agree as follows:

I. SERVICES TO BE PERFORMED BY THE CONSULTANT
A. Authorized Scope of Work: The CONSULTANT agrees to perform all work necessary to complete in a manner satisfactory to the CITY those tasks described in Exhibit “A” - Scope of Work, for the cost identified in Exhibit “B” - Project Fee, with the exception of the Optional Task identified as “Water Supply Assessment (WSA)”.

B. Additional Services: Upon written consent of CITY, Optional Task identified as “Water Supply Assessment (WSA)” as identified in Exhibit “A” – Scope of Work shall be performed by CONSULTANT for the cost identified in Exhibit “B” – Project Fee.

II. TIME OF PERFORMANCE
The CONSULTANT shall commence performance of this Agreement within ten (10) days of Consultant’s Notice to Proceed following City Council approval of this Agreement and shall complete the work within the timeframes outlined in Exhibit “A”, unless otherwise extended in writing by CITY, in its sole discretion.

If the CONSULTANT fails to complete the PROJECT within the time specified, plus any extensions of time which may be granted, the CITY shall determine the percent of each work item completed and shall pay the CONSULTANT on that basis.

CONSULTANT shall not be responsible for delays which are due to causes beyond the CONSULTANT’s reasonable control. In the case of any such delay, the time of completion shall be extended accordingly in a writing signed by both parties.

III. COMPENSATION
A. Total Compensation: For services performed pursuant to this Agreement, the CITY agrees to pay and the CONSULTANT agrees to accept, as payment in full, a sum not to exceed four-hundred ninety-one thousand five-hundred seventeen dollars ($491,517). This amount shall constitute 788
Professional Services Agreement
Preparation of Reserve Area Land Use Designations, Specific Plan for Potential Industrial Land Uses, and Program Environmental Impact Report
RFP No. 24-25-55

complete compensation, including document production and out-of-pocket expenses for all services for the work and PROJECT identified in Exhibits “A” and “B”.

B. Payment of Compensation: The CONSULTANT shall be compensated on a fixed fee monthly basis.

The CONSULTANT shall be paid no later than thirty (30) days following submission of a written, verified billing to the CITY. Said billing shall include the percentage of each task completed to date and since the date of the preceding billing, if any.

IV. AUTHORIZED REPRESENTATIVE
A. CITY: The Director of Planning and Community Preservation shall represent the CITY in all matters pertaining to the services to be rendered under this Agreement, except where approval of the City Council of the City of Visalia is specifically required.

B. CONSULTANT: Steve Brandt shall represent and act as Principal for CONSULTANT in all matters pertaining to the services to be rendered by it under this Agreement.

V. TERMINATION
The right to terminate this Agreement, with or without cause, may be exercised without prejudice to any other right or remedy to which the terminating party may be entitled at law or under this Agreement.

A. Termination By Either Party Without Cause: The CITY or CONSULTANT may terminate this Agreement at any time by giving written notice to the other of such termination and specifying the effective date thereof, at least thirty (30) days before the effective date of such termination.

B. Termination of Agreement for Cause: The CITY may by written notice to the CONSULTANT specifying the effective date thereof, at least fifteen (15) days before the effective date of such termination, terminate the whole or any part of this Agreement in any of the following circumstances:

1. If the CONSULTANT fails to perform the services called for by this Agreement within time(s) specified herein or any extension thereof; or

2. If the CONSULTANT fails to make progress under this Agreement as to endanger performance of this Agreement in accordance with its terms, and does not correct such failure within a period of ten (10) days (or longer period as the CITY may authorize in writing) after receipt of notice from the CITY specifying such failure.

C. Post-Termination:

1. In the event the CITY terminates this Agreement with or without cause, the CITY may procure, upon such terms and such manner as it may determine appropriate, services similar to those terminated.

2. Except with respect to defaults of subconsultants, the CONSULTANT shall not be liable for any excess costs if the failure to perform this Agreement arises out of causes beyond the control and without the fault or negligence of the CONSULTANT. Such causes include, but are not limited to, acts of God or of the public enemy, floods, epidemics, quarantine restrictions, strikes, and unusually severe weather; but in the event the failure to perform is caused by the default of a subconsultant, the CONSULTANT shall not be liable for failure to perform, unless the services to be furnished by the subconsultant were obtainable from 789
Professional Services Agreement
Preparation of Reserve Area Land Use Designations, Specific Plan for Potential Industrial Land Uses, and Program Environmental Impact Report
RFP No. 24-25-55

other sources in sufficient time and within budgeted resources to permit the CONSULTANT to meet the required delivery schedule or other performance requirements.

3. Should the Agreement be terminated with or without cause, the CONSULTANT shall provide the CITY with all finished and unfinished documents, data, studies, services, drawings, maps, models, photographs, reports, etc., prepared by the CONSULTANT pursuant to this Agreement.

4. Upon termination, with or without cause, CONSULTANT will be compensated for the services satisfactorily completed to the date of termination according to compensation provisions contained herein. In no event, shall the total compensation paid CONSULTANT exceed the total compensation agreed to herein.

5. If, after notice of termination of this Agreement, as provided for in this article, it is determined for any reason that the CONSULTANT was not in default under the provisions of this article, then the rights and obligations of the parties shall be the same as if the Agreement was terminated without cause.

6. Termination of this Agreement shall not terminate any obligation to indemnify, to maintain and make available any records pertaining to the Agreement, to cooperate with any audit, to be subject to offset, or to make any reports of pre-termination activities.

VI. INTEREST OF OFFICIALS AND THE CONSULTANT
A. No officer, member, or employee of the CITY who exercises any functions or responsibilities in the review or approval of this Agreement shall:

1. Participate in any decision relating to this Agreement which effects his personal interest or the interest of any corporation, partnership, or association in which he has, directly or indirectly, any interest; or

2. Have any interest, direct or indirect, in this Agreement or the proceeds thereof during his tenure or for one year thereafter.

B. The CONSULTANT hereby covenants that he has, at the time of the execution of this Agreement, no interest, and that he shall not acquire any interest in the future, direct or indirect, which would conflict in any manner or degree with the performance of services required to be performed pursuant to this Agreement. The CONSULTANT further covenants that in the performance of this work, no person having any such interest shall be employed.

VII. NO PERSONNEL, AGENCY OR COMMISSION
The CONSULTANT warrants, by execution of this Agreement, that no personnel agency has been employed or retained to solicit or secure this contract upon an agreement or understanding for a commission, percentage, brokerage or contingent fee, excepting bona fide established commercial or selling agencies maintained by the CONSULTANT for the purpose of securing business. For breach or violation of this warranty, the CITY shall have the right to annul this Agreement without liability or, in its discretion, to deduct from this Agreement price or consideration, or otherwise recover, the full amount of such fee, commission, percentage, brokerage fee, gift, or contingent fee.

VIII. SUBCONTRACTING
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Professional Services Agreement
Preparation of Reserve Area Land Use Designations, Specific Plan for Potential Industrial Land Uses, and Program Environmental Impact Report
RFP No. 24-25-55

A. The CONSULTANT shall not subcontract or otherwise assign any portion of the work to be performed under this Agreement without the prior written approval of the CITY, except as otherwise specified in Exhibit “A”.

B. In no event shall the CONSULTANT subcontract work in excess of 50% of the contract amount, excluding specialized services. Specialized services are those items not ordinarily furnished by a consultant performing the particular type of project.

IX. INDEPENDENT CONTRACTOR
In the performance of the services herein provided for, the CONSULTANT shall be, and is, an independent contractor and is not an agent or employee of the CITY. The CONSULTANT has and shall retain the right to exercise full control and supervision of all persons assisting the CONSULTANT in the performance of said services hereunder. The CONSULTANT shall be solely responsible for all matters relating to the payment of its employees including compliance with social security and income tax withholding and all other regulations governing such matters.

X. SPECIFICATIONS
All specifications, manuals, standards, etc., either attached to this Agreement or incorporated by reference, are binding as to the performance of the work specified in this Agreement unless they are changed by written amendment to this Agreement modified in writing to incorporate such changes.

XI. DOCUMENTS/DATA
A. Ownership of Documents: All original papers and documents, produced as a result of this Agreement, shall become the property of the CITY. In addition, CITY shall be provided with access and use of any other papers and documents consistent with the purpose and scope of services covered by this Agreement. Any additional copies, not otherwise provided for herein, shall be the responsibility of the CITY.

Documents, including drawings and specifications, prepared by CONSULTANT pursuant to this Agreement, are not intended or represented to be suitable for reuse by CITY or others on extensions of the PROJECT or on any other project. Any use of the completed documents for other projects and any use of incomplete documents without the specific written authorization from CONSULTANT will be at CITY’s sole risk and without liability to CONSULTANT. Further, any and all liability arising out of changes made to CONSULTANT’s deliverables under this Agreement by CITY or persons other than CONSULTANT is waived as against CONSULTANT, and the CITY assumes full responsibility for such changes unless the CITY has given CONSULTANT prior notice and has received from CONSULTANT written consent for such changes.

B. Publication: No report, information, or other data given or prepared or assembled by the CONSULTANT pursuant to this Agreement, shall be made available to any individual or organization by the CONSULTANT without the prior written approval of the CITY. Notwithstanding the foregoing, however, the CONSULTANT shall not be required to protect or hold in confidence and confidential information which (1) is or becomes available to the public with the prior written consent of the CITY; (2) must be disclosed to comply with law; or (3) must be disclosed in connection with any legal proceedings.

C. Copyrights: The CONSULTANT shall be free to copyright material developed under this Agreement with the provision that the CITY be given a nonexclusive and irrevocable license to reproduce, publish or otherwise use, and to authorize others to use the material for government or public purposes.
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Professional Services Agreement
Preparation of Reserve Area Land Use Designations, Specific Plan for Potential Industrial Land Uses, and Program Environmental Impact Report
RFP No. 24-25-55

XII. INDEMNIFICATION AND INSURANCE
A. As respects acts, errors, or omissions in the performance of services, CONSULTANT agrees to indemnify and hold harmless CITY, its elected and appointed officers, employees, and CITY designated volunteers from and against any and all claims, demands, losses, defense costs, liability or consequential damages arising directly out of CONSULTANT’s negligent acts, errors or omissions in the performance of his/her services under the terms of this Agreement, except to the extent those arise out of the negligence of CITY.

B. CITY agrees to indemnify and hold harmless CONSULTANT, its officers, employees, and designated volunteers from and against any and all losses, defense costs, liability or consequential damages to the extent arising out of CITY’S negligent acts, errors or omissions in the performance of this Agreement.

C. As respects all acts or omissions which do not arise directly out of the performance of services, including but not limited to those acts or omissions normally covered by general and automobile liability insurance, CONSULTANT agrees to indemnify, defend (at CITY’s option), and hold harmless CITY, its elected and appointed officers, agents, employees, representatives, and volunteers from and against any and all claims, demands, defense costs, liability, or consequential damages of any kind or nature arising out of or in connection with CONSULTANT’s (or CONSULTANT’s subcontractors, if any) performance or failure to perform, under the terms of this Agreement; except to the extent those which arise out of the negligence of CITY.

D. Without limiting CITY’s right to indemnification, it is agreed that CONSULTANT shall secure prior to commencing any activities under this Agreement, and maintain during the term of this Agreement, insurance coverage as follows:

1. Workers’ compensation insurance as required by California statues.

2. Commercial general liability insurance with a combined single limit of not less than One Million Dollars ($1,000,000) per occurrence. Such insurance shall include coverage for Premises and Operations, Contractual Liability, Personal Injury Liability, Products and Completed Operations Liability, Broad Form Property Damage (if applicable), Independent Contractor’s Liability (if applicable).

3. Professional liability insurance coverage, in an amount not less than One Million Dollars ($1,000,000).

4. Comprehensive Automobile Liability coverage with a combined single limit of not less than One Million Dollars ($1,000,000) per occurrence. Such insurance shall include coverage for owned, hired, and non-owned automobiles and shall be provided by a business automobile policy.

E. CITY’S Risk Manager is hereby authorized to reduce the requirements set forth above in the event he/she determines that such reduction is in the CITY’S best interest.

F. Each insurance policy required by this Agreement shall contain the following clause:
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Professional Services Agreement
Preparation of Reserve Area Land Use Designations, Specific Plan for Potential Industrial Land Uses, and Program Environmental Impact Report
RFP No. 24-25-55

“This insurance shall not be canceled, limited in scope or coverage, or non-renewed until after thirty (30) days prior written notice has been given to the City Clerk, City of Visalia, 707 W. Acequia, Visalia, CA 93291.”
In addition, the commercial general liability and comprehensive automobile liability policies required by this Agreement shall contain the following clauses:
“It is agreed that any insurance maintained by the City of Visalia shall apply in excess of and not contribute with insurance provided by this policy.” “The City of Visalia, its officers, agents, employees, representatives and volunteers are added as additional insureds as respects operations and activities of, or on behalf of the named insured, performed under contract with the City of Visalia.” G. Prior to commencing any work under this Agreement, CONSULTANT shall deliver to CITY insurance certificates confirming the existence of the insurance required by this Agreement, and including the applicable clauses referenced above. Within thirty (30) days of the execution date of this Agreement, CONSULTANT shall provide to CITY endorsements to the above-required policies, which add to these policies the applicable clauses referenced above. Said endorsements shall be signed by an authorized representative of the insurance company and shall include the signatory’s company affiliation and title. Should it be deemed necessary by CITY, it shall be CONSULTANT’s responsibility to see that CITY receives documentation acceptable to CITY which sustains that the individual signing said endorsements is indeed authorized to do so by the insurance company. CITY has the right to demand, and to receive within a reasonable time period, copies of any insurance policies required under this Agreement.

H. In addition to any other remedies CITY may have if CONSULTANT fails to provide or maintain any insurance policies or policy endorsements to the extent and within the time herein required, CITY may, at its sole option:

1. Obtain such insurance and deduct and retain the amount of the premiums for such insurance from any sums due under the Agreement; or

2. Order CONSULTANT to stop work under this Agreement and/or withhold any payment(s) which become due to CONSULTANT hereunder until CONSULTANT demonstrates compliance with the requirements hereof; or

3. Terminate this Agreement.

Exercise of any of the above remedies, however, is an alternative to other remedies CITY may have and is not the exclusive remedy for CONSULTANT’s failure to maintain insurance or secure appropriate endorsements.

Nothing herein contained shall be construed as limiting in any way the extent to which CONSULTANT may be held responsible for payments of damages to persons or property resulting from CONSULTANT’s or its subcontractor’s performance of the work covered under this Agreement.

XIII. NON-DISCRIMINATION
CONSULTANT and all subcontractors shall not discriminate against any employee or applicant for employment on the basis of race, color, national origin, or sex in the performance of this Agreement. The CONSULTANT shall carry out applicable requirements of 49 CFR part 26 in the award and administration of DOT-assisted contracts. Failure 793
Professional Services Agreement
Preparation of Reserve Area Land Use Designations, Specific Plan for Potential Industrial Land Uses, and Program Environmental Impact Report
RFP No. 24-25-55

by the contractor to carry out these requirements is a material breach of this Agreement, which may result in the termination of this Agreement.

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

B. Prohibition of Assignment: Neither the CITY nor CONSULTANT shall assign, delegate or transfer their rights and duties in this Agreement without the written consent of the other party.

C. Dispute/Governing Law: Any dispute not resolvable by informal arbitration between the parties to this Agreement shall be adjudicated in a Court of Law under the laws of the State of California.

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

CITY OF VISALIA CONSULTANT: QK, Inc.
707 W. Acequia Avenue Mailing Address: 901 E. Main Street Visalia, CA 93291 Visalia, CA 93292
Attn: City Clerk Attn: Steve Brandt
Phone: (559) 733-0440
Email: [email protected]
E. Jurisdiction/Venue/Waiver Of Removal: This Agreement shall be administered and interpreted under the laws of the State of California. Jurisdiction of litigation arising from this Agreement shall be in that State. Any action brought to interpret or enforce this Agreement, or any of the terms or conditions hereof, shall be brought in Tulare County, California. The CONSULTANT hereby expressly waives any right to remove any action to a county other than Tulare County as permitted pursuant to Section 394 of the California Code of Civil Procedure.

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

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

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

I. Construction: This Agreement is the product of negotiation and compromise on the part of each party and the parties agree, notwithstanding Civil Code Section 1654, that in the event of uncertainty the language will not be construed against the party causing the uncertainty to exist. 794
Professional Services Agreement
Preparation of Reserve Area Land Use Designations, Specific Plan for Potential Industrial Land Uses, and Program Environmental Impact Report
RFP No. 24-25-55

J. Authority: Each signatory to this Agreement represents that it is authorized to enter into this Agreement and to bind the party to which its signature represents.

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

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

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

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

CITY OF VISALIA CONSULTANT
__________________________________ _______________________________ City Manager Date Date
Approved as to Form
__________________________________
City Attorney Date
_________________________________
Risk Manager Date
_________________________________
Project Manager Date
Attachments:

Exhibit “A”: Scope of Work
Exhibit “B”: Project Fees
795
EXHIBIT “A”

SCOPE OF WORK
796
1 B | PROJECT APROACH
- REVISED DEC. 16, 2025

PROJECT UNDERSTANDING
There’s a swath of land on the southwest edge of Visalia that holds more than just acreage. It holds potential.

Potential for jobs, tax revenue, thoughtfully integrated infrastructure, and a new, welcoming entrance into the
city. The Reserve Area around Visalia Airport’s approach zone has been preserved instead of developed several
times in the last 40 years. This now looks like the time to thoughtfully and respectfully plan for its development.

The City of Visalia’s (City) decision to revisit this 980-acre Reserve Area should not be taken lightly. This is a strategic response to a changing San Joaquin Valley—where
population growth, industrial demand, and State mandates intersect with local values. This effort is not just about drawing new land use boundaries. It’s about making sure those boundaries work—for the airport, housing pressures, freight movement, neighbors, and the land itself. Visalia never plans in a vacuum. This effort will need to consider how these land use changes could affect the airport, the Downtown, and Mooney Boulevard, as well as how they
change the impression of Visalia for travelers on Highway

99. We understand that the Reserve Area’s complexity is exactly why this planning effort is essential. The City has already seen development interests take shape, each
bringing their own ideas, expectations, and challenges.

Meanwhile, State legislation like Assembly Bill (AB)
98 requires a new level of rigor for how industrial land is planned, buffered, and reviewed. The California
Environmental Quality Act (CEQA) thresholds related to
Vehicle Miles Traveled (VMT) and noise compatibility must be proactively addressed, especially with residential uses nearby and the airport so close.

All these issues affect each other, which is why the
decision to prepare a Specific Plan for industrial land uses is a wise decision.

But beyond policy and regulation, there’s a bigger picture:
how will Visalia grow? This project asks: what’s the right long-term use of this land, and how do we do it in a way that serves today’s needs while planning wisely for the future? We see the Reserve Area as an opportunity to:
• Convert fragmented development proposals into a
unified vision.
• Craft a Specific Plan that reflects the community’s
vision and complies with the General Plan goals.
• Establish architectural and circulation standards
that elevate Visalia’s identity.
• Deliver a Program Environmental Impact Report
(EIR) that clears a path for orderly, infrastructureready development.

We understand the assignment, and more importantly, we
understand the place. That’s why our team is excited to be part of this moment—helping shape how the Reserve Area
evolves from an open question into a lasting asset for the people of Visalia.
797
2 8
17 8
8 8
8 8
2 12 12 12
12 12 12
20 20
5 5 6
13 7
10 15
16 16
3 3
13 14 18
14 14 4
9 9
14 21 10
14 11
1 19
22 1
2 3
4 5
6 Airport
Influence
Area

BLACKWELL KEVIN

BRAR PARMINDER S &

ROOPINDER K (TR)

CLC IN AND OUT FOOD MART

DAFFODILS LLC

DHILLON

ENTRUST GROUP

EQUITYBAK LP
FARIA

LEE REAL ESTATE

INVESTMENTS

MARROQUIN GILBERT

PURYEAR KENNETH L (TR)

RIEZEBOS

SARAN RAJINDER S &

INDERJIT K (TR)

SEQUOIA GATEWAY LLC

SINGH PETER & KIRAN

TOOR SANTOKH S &

ARPINDER K (TR)

VALERO RITO (TRS)

VALLEY CHILDRENS MED GROUP

VANDER WEERD INVESTMENTS

WARAICH JASDEEP (TR)

WATROUS DANIEL A &

VALERIE (TRS)
4 5
6 COUNTY PROJECTS
1 2
3 1
2 3
4 5
6 7
8 9
10 11
12 13
14 15
16 17
18 19
20 21

HIGH SIERRA ESTATES

DHILLON

SEQUOIA GATEWAY

FARIA & SONS
PARCEL OWNERS Reserve Area Property Owners
City of Visalia ¯
W Caldwell Ave
S Shirk St
HWY 99
22 BAKKER DAVID L & ARLENE M(TRS)
(FAM RV TR)
23 KAWEAH DELTA HEALTH CARE DIST

KAWEAH DELTA HEALTH CARE DIST
23 Reserve Area Property Owner Map

SPECIAL CONSIDERATIONS
Airport Compatibility Isn’t a Constraint, It’s a Lens
The Reserve Area’s location adjacent to the Visalia Airport makes land use compatibility non-negotiable. But instead of viewing the Tulare County Comprehensive Airport
Land Use Plan (CALUP) as a constraint, we see it as a
design lens, one that informs the location of future uses, enhances public safety, reduces land use conflicts, and supports the airport’s long-term viability. Our team brings deep familiarity with airport land use overlays and safety zone restrictions, and we will apply that understanding to evaluate which land uses can work where, and why. We
also understand that this is not just a zoning exercise; it’s a matter of public trust.

AB 98 Isn’t Just New, It’s Nuanced
AB 98 imposes strict requirements on industrial land use planning, including buffer zones, design standards, and enhanced CEQA scrutiny. As a result, the Reserve Area’s Specific Plan can’t just assume that “industrial” is a onesize-fits-all solution. We need to explore typologies, locate appropriate transitions, and establish clear development standards that comply with AB 98 and serve the City’s
economic development goals, while not inadvertently
overburdening new development with unachievable
regulations. Our CEQA and planning staff are already
working with other cities to navigate these changes, and we’ll bring that practical experience to Visalia.

Infrastructure Phasing is a Make-or-Break Factor
Infrastructure feasibility will determine whether this plan is visionary or viable. Sewer, stormwater, fire access, and truck routes must be designed not only for eventual buildout but also for early-phase development. The City’s expectations around funding mechanisms, reimbursement
strategies, and long-term maintenance will influence
how and where land use designations are applied. Our
approach will balance policy planning with engineering
foresight—so that what looks good on paper can be built, financed, and maintained in real time.

VMT, Noise, and the Evolving CEQA Landscape
The CEQA environment has changed significantly since
the Reserve Area was last studied under the General Plan EIR. VMT, noise thresholds, greenhouse gas emissions,
and cumulative impacts are now central concerns—
especially with multiple residential and commercial
developments being proposed near this site. Our
environmental team has led recent Program and Master
EIRs under these conditions and will craft an approach
that is not only legally defensible but also forwardcompatible with the City’s broader sustainability goals.

Development Pressure Is Already Here
This is not a blank slate. Some property owners are
already advancing plans, as evidenced by prior submittals to the Tulare County Project Review Committee. From the Sequoia Gateway Specific Plan to the Dhillon and Faria
proposals, development momentum is real, and the City
needs a planning framework that can respond quickly
and thoughtfully. We will create a land use diagram and entitlement structure that allows near-term applications to move forward when they do not compromise long-term
goals.

CITY PARTICIPATION
This effort will require close collaboration with City staff, including Planning, Engineering, Public Works, and
Economic Development. We anticipate a strong City role
in guiding community engagement strategies, refining
alternatives, and getting the final products to align with Council priorities. Our team will handle the technical
heavy lifting of CEQA strategy, land use modeling, and
infrastructure planning, with direction grounded in Visalia’s vision.
798
3 APPROACH

OBJECTIVES
This first phase sets the stage for the entire effort
by establishing shared understanding, confirming
expectations, and building the technical foundation
from which all planning and environmental work will
grow. Our objective is to align early with City staff on the scope, timeline, and approach while gathering the
essential background data that will shape the land use and circulation decisions and result in a proposed General Plan Amendment.

TASK 1.1 LAND USE DESIGNATIONS KICKOFF
Before we put pen to paper, we start by listening. We’ll meet with City staff to confirm expectations, fine-tune deliverables, and set up a structure for open, ongoing
communication. This step lays the foundation for a smooth and collaborative process by clarifying who’s doing what, when, and how we’ll stay aligned along the way.

To make informed decisions, we must start with a clear
and complete picture. In this task, our team will collect and organize the foundational information that will guide every land use and environmental decision moving forward.

We’ll compile available land use plans, zoning, existing and planned infrastructure, environmental and airport
constraints, and other relevant data.

WORK PRODUCTS
• One (1) digital copy (PDF format) of the kickoff
meeting agenda and meeting notes
• One (1) digital copy (PDF format) of the refined
project schedule
• One (1) digital copy (PDF format) of the contact and
communication protocol
• One (1) digital copy (PDF format) of the GISbased base map of the Reserve Area • One (1) digital copy (PDF format) of the memo
listing baseline conditions and policy context

MEETINGS
One (1) project kickoff meeting with City staff

ESTIMATED COMPLETION DATE
January 2026 (all following date estimates assume the
contract is signed in January 2026)
TASK 1.2 LAND USE + CIRCULATION

ALTERNATIVES
Collaborating with City staff, our team will synthesize the data gathered, property owner preferences, and City staff input with the goals of designating at least 400
acres for industrial land and complying with the CALUP.

We will start with the 2013 draft Plan and work from
there. The new draft Plan for land use and circulation will be accompanied by a summary of opportunities and
constraints. Land use decisions will also be informed
by economics. Kosmont Consultants will be a teaming
partner to provide fiscal analysis.

PHASE I RESERVE AREA LAND USE DESIGNATIONS
799
4 WORK PRODUCTS
• One (1) digital copy (PDF format) of the Fiscal
Analysis Report
• One (1) digital copy (PDF format) of the land
use and circulation maps with a summary of
opportunities and constraints

MEETINGS
Up to three (3) meetings with City staff (in person or MS Teams)

ESTIMATED COMPLETION DATE
March 2026
Tulare County Transit Operations + Maintenance Facility 800
5 PHASE II INDUSTRIAL SPECIFIC PLAN

OBJECTIVES
Planning in a vacuum leads to plans that sit on shelves and developments that are just average. In this phase,
our objective is to bring voices to the table of those who live, work, invest in, and neighbor the proposed industrial area so that the Specific Plan that emerges will both
set the vision for a distinctive industrial park and also provide the plans and development standards to achieve
that vision. The area is the next great entry to Visalia. It needs a Specific Plan that will produce yet another grand Welcome! to citizens and visitors alike.

TASK 2.1 SPECIFIC PLAN KICKOFF MEETING
While some preliminary work may be done during Phase
1, we will have a Specific Plan kickoff meeting with City staff to confirm goals and refine objectives for the Specific Plan. The Specific Plan will further define and regulate land use and circulation in the proposed industrial areas determined in Phase 1.

WORK PRODUCTS
One (1) digital copy (PDF format) of the Specific Plan
kickoff meeting agenda and meeting notes

MEETINGS
One (1) Specific Plan kickoff meeting with City staff

ESTIMATED COMPLETION DATE
April 2026
TASK 2.2 LAND USE + CIRCULATION

ALTERNATIVES
In this task, we’ll review whether the uniqueness of the area requires revisions or deviations from the allowed
industrial uses in the City Zoning Ordinance. We’ll pay special attention to integrating roadways, utility corridors, and service accessibility while providing compatibility with airport overlays, surrounding land uses, and General Plan direction.

WORK PRODUCTS
• One (1) digital copy (PDF format) of the draft land
use and circulation concept alternatives

MEETINGS
• One (1) meeting with staff to review draft concepts

ESTIMATED COMPLETION DATE
July 2026
TASK 2.3 INDUSTRIAL DESIGN STANDARDS
The design standards section of the Specific Plan will
be crucial to creating an industrial park that is attractive, functional, and worthy of being located at the entrance to the city. The various standards offered for consideration to be placed into the Specific Plan will be those that have been successful in other industrial developments in the San Joaquin Valley. This can include standards for building placement and form, along with required architectural
elements to elevate attractiveness. Standards will also be proposed for landscaping, fencing, outdoor storage, and stormwater basin placement.

Other standards will be used to implement AB 98. Design standards will be written not to control development, but to guide it into a business park with a unique, desirable address that will be a premier location along Highway 99.

WORK PRODUCTS
One (1) digital copy (PDF format) of the list of possible standards for review and evaluation

ESTIMATED COMPLETION DATE
Aug 2026
801
6 TASK 2.4 UTILITIES PLANNING
A well-designed land use plan can only succeed if it’s
supported by well-planned infrastructure. Building on the emerging land use and circulation framework, we’ll identify the wet and dry utility needs that will support development in the Reserve Area. Our team will prepare conceptual
diagrams for the wastewater and water systems, using
City-provided design assumptions and coordinating
directly with City engineering staff to validate capacity and connection assumptions. While we expect storm drainage
to be managed on-site by each property owner, we’ll
confirm this approach and document it.

In parallel, we’ll inventory existing dry utilities (e.g., electric, gas, cable, and telecom) and initiate conversations with service providers about the planned level of future growth.

This infrastructure foundation delivers concept plans that are not only visionary but also implementable.

WORK PRODUCTS
• One (1) digital copy (PDF format) of the conceptual
wastewater and water system diagrams
• One (1) digital copy (PDF format) of the dry utility
inventory and summary

MEETINGS
One (1) infrastructure coordination meeting with City
Public Works

ESTIMATED COMPLETION DATE
September 2026
TASK 2.5 ADMINISTRATIVE DRAFT SPECIFIC
PLAN
This task is where our collective vision begins to take form as policy. After months of active listening, mapping, coordinating, and refining, we will collaboratively begin drafting the Specific Plan that outlines how the industrial portion of the Reserve Area can grow strategically,
sustainably, and in alignment with City goals. The plan will build on the work completed in earlier phases,
incorporating stakeholder perspectives, technical
feasibility, and design intent into a cohesive, wellorganized document.

We will prepare an Administrative Draft Specific Plan for City staff review. The plan will be structured around a clear and intuitive framework, beginning with the plan’s purpose and legal context, followed by chapters on land use,
circulation, design standards, infrastructure and services, financing, and long-term implementation. Our team will
focus especially on the Implementation chapter, a crucial section that outlines development procedures, phasing
strategies, financing considerations, and steps for future amendments to the plan.

WORK PRODUCTS
One (1) unbound copy of the Administrative Draft
Specific Plan and one (1) digital copy (Word + PDF
format)

MEETINGS
One (1) City review meeting to discuss the Administrative Draft

ESTIMATED COMPLETION DATE
November 2026
802
7 TASK 2.6 PUBLIC REVIEW DRAFT SPECIFIC
PLAN
Following written feedback from City staff, we will revise the Administrative Draft to produce the public review Draft Specific Plan. This version will incorporate refinements to language, graphics, and formatting based on staff
input and will be suitable for public distribution and
environmental review. One (1) unbound copy and one (1)
digital copy (Word + PDF format) will be provided to the City for posting or email distribution.

This task bridges technical writing with public
communication, translating complex policy guidance into clear, approachable content that can be shared with the wider Visalia community.

WORK PRODUCTS
One (1) unbound copy of the public review Draft
Specific Plan and one (1) digital copy (Word + PDF
format)

ESTIMATED COMPLETION DATE
December 2026
Below: QK facilitates a public outreach and opinion event for the Los Banos Parks and Recreation Master Plan
803
8 OBJECTIVES:

The Reserve Area’s transformation is not only a matter
of policy, but also one of environmental responsibility.

In this phase, our team will prepare the environmental
documentation required for compliance with CEQA. The
Program EIR that is drafted will evaluate the General
Plan Amendment and the Reserve Area Specific Plan’s
potential effects through complete buildout and outline feasible measures to reduce or avoid impacts to the
extent possible. This process is intended to support
informed, transparent decision-making by City leaders and provide community members and developers with clear
guidance and understanding of potential environmental
considerations associated with future growth.

Our work will be grounded in current CEQA practice.

Supporting technical studies will be prepared to inform impact conclusions and identify context-sensitive
mitigation strategies. Throughout, our team will closely coordinate with City staff, offering support during review periods and at public hearings as the environmental
documents move toward certification. A Program EIR
will be developed in a manner that allows streamlined
environmental review for future projects anticipated as a result of implementation of the Reserve Area Specific Plan. The scope of work to complete the Program EIR is
organized into six parts:

1. Technical Studies

2. Notice of Preparation (NOP)

3. Draft Environmental Impact Report (Draft EIR)

4. Final Environmental Impact Report (Final EIR)

5. Findings of Fact and Statements of Overriding
Consideration

6. Adoption and Certification Process (part of Phase 4) TASK 3.1 EIR KICKOFF
Before preparing the environmental document, QK will
lead an EIR kickoff meeting with City staff and the rest of the consultant team. QK has selected the following
teaming partners to assist with preparation of the EIR:
• Yamabe & Horn Engineering, Inc. (Transportation
Planning/VMT)
• Bollard Acoustical Consultants, Inc. (Noise)
This meeting will give all the consultant team members
an opportunity to ask questions about the proposed
project being analyzed and give City staff an opportunity to emphasize the issues that will be most anticipated or scrutinized in the EIR.

WORK PRODUCTS
One (1) digital copy (PDF format) of the EIR kickoff
meeting agenda and meeting notes

MEETINGS
One (1) EIR kickoff meeting with City staff and the entire consultant team

ESTIMATED COMPLETION DATE
December 2026

PHASE III PROGRAM ENVIRONMENTAL IMPACT REPORT
804
9 TASK 3.2 TECHNICAL STUDIES FOR CEQA

ANALYSIS
Before preparing the environmental document itself,
our team will conduct and compile the technical studies needed to support a comprehensive and legally adequate
Program EIR. These studies will include traffic
(using LOS & VMT metrics), air quality greenhouse gases/ health risk assessment, noise, and biological resources.

A more detailed scope of the traffic impact analysis is described in Appendix A.

Each study will be tailored to reflect the Reserve Area’s unique context and will align with thresholds adopted by the City and other responsible agencies. The findings will form the environmental impact analysis and help identify potential mitigation strategies, alternatives, and areas of reduced impact. As technical work is completed, we will collaborate with City staff to review assumptions, data sources, and preliminary results.

Because the Specific Plan area is predominantly under
cultivation, a full-scale cultural resources pedestrian survey is not feasible. Therefore, a QK archaeologist will obtain standard records searches (Class I inventories) from the South San Joaquin Valley Information Center (SSJVIC),
California State University, Bakersfield, which is a part of the California Historical Resource Information System (CHRIS). The records search would identify any previously recorded sites located on or previously inventoried,
conducted within ½ mile of the project area.

WORK PRODUCTS
One (1) digital copy each (Word + PDF format) of the
Traffic Impact Analysis, Air Quality Study, Biological
Study, Noise Study, and Cultural Resources Technical
Memo

MEETINGS
Up to two (2) City staff coordination calls to confirm
methodologies and findings

ESTIMATED COMPLETION DATE
March 2027
TASK 3.3 DRAFT PROGRAM EIR
Once technical studies are complete, we will begin
drafting the Program EIR in accordance with CEQA
Guidelines. The Draft EIR will describe the proposed
project, evaluate environmental impacts, analyze project alternatives, and recommend feasible mitigation measures where applicable. Upon release, the Draft EIR will be made available for public and agency review during the required comment period.

The City, as lead agency under CEQA Guidelines Section
15062, has determined that preparation of a Programmatic EIR is necessary (per CEQA Guidelines §15161) for the
Reserve Area Specific Plan. QK will prepare an NOP in
accordance with CEQA Guidelines to inform responsible
and trustee agencies, interested parties, and the general public of the update of the General Plan. An Initial Study will not be completed, and no sections will be scoped out of the EIR, as is appropriate for the environmental review of a Specific Plan.

The NOP will be prepared in a format consistent with
the requirements of CEQA and will include all relevant
information regarding the project. Following completion, one (1) unbound copy and one (1) digital copy (Word
+ PDF) of the NOP will be submitted to the City for
distribution. QK assumes City staff will post the NOP in the required accessible format to the State Clearinghouse CEQAnet portal. We also assume the City staff will
post the NOP with the Tulare County Clerk and pay the
required posting fee.

During the public review period for the NOP, QK will be available to support City staff or, if requested, facilitate and conduct a scoping meeting on behalf of the City to finalize the issues that will be addressed in the EIR. An agenda, appropriate graphics or visual display materials, handouts, and a sign-in sheet will be prepared for the meeting.

This proposal does not include early consultation with the appropriate tribal groups pursuant to State Bill (SB) 18 or AB 52 and Public Resources Code §21080.3.1. That is the purview of the City. QK is available to assist if requested.

Fees associated with posting the NOP advertisement are
not included.
805
10 WORK PRODUCTS
• One (1) digital copy (Word + PDF format) of the
Project Description
• One (1) unbound copy of Notice of Preparation and
one (1) digital copy (Word + PDF format)
• One (1) digital copy (PDF format) of scoping
meeting documents

MEETINGS
Upon City staff request, one (1) scoping meeting during the NOP public review period

ADMINISTRATIVE DRAFT EIR
The contents of the Administrative Draft EIR will be
consistent with those set forth in the RFP, as well
as all components required by CEQA Guidelines.

An Introduction will provide the basic non-technical
explanation of the EIR, as well as additional information relevant to the reading and understanding of the
document. A Project Description chapter will follow,
containing the location, description, and setting of the project, as well as providing a list of the required agency approvals needed to proceed with implementation of the
General Plan.

CEQA case law (County of Inyo v. City of Los Angeles)
requires an accurate, stable, finite project description as an essential element of a legally sufficient EIR. QK will describe the project in accordance with Section 15124 of the CEQA Guidelines. The Project Description chapter will also include a description of the General Plan alternatives addressed in the EIR and a listing of areas of controversy and issues to be resolved.

The Project Description will be used as the basis of
analysis for each environmental impact section. Our
Project Description will be sufficiently clear and concise (including project development and phasing, if applicable) to anticipate likely future governmental approvals that will rely on CEQA documentation for approval or other
discretionary reviews that may be required.

As specified in the State General Plan Guidelines, the EIR will identify the Reserve Area Specific Plan location and the boundaries of the Planning Area. The major policies, objectives, and assumptions of the Reserve Area Specific Plan will be summarized in this chapter of the EIR.

The EIR will contain the Environmental Analysis of the
proposed changes to the General Plan. The analysis is
organized by environmental topic area, consistent with
the CEQA Guidelines Appendix G Checklist. The analysis
contained within each topic area is divided into four parts:

Environmental Setting Regulatory Setting
Thresholds of Significance Impacts and Mitigation
Measures
After establishing the environmental and regulatory setting for each topic, impacts (both adverse and beneficial)
will be identified and discussed. The level of significance of adverse impacts will be addressed, both before and
after mitigation. Every effort will be made to quantify project impacts in comparison to existing conditions
and conditions set forth in the existing General Plan
EIR. Impacts that are less than significant will be noted.

Practical, enforceable, and feasible mitigation measures will be recommended for significant impacts. Regulations and measures already required pursuant to existing
federal, State, or local statutes and regulations will be considered to be already incorporated in the project and not recommended as additional mitigation measures.

Mitigation measures will not be limited to on-site activities if a broader solution is warranted. Impacts and mitigation measures will specifically consider goals, policies, and mitigation measures previously set forth in the General Plan and the General Plan EIR. Cumulative impacts, both on-site and off-site, will be addressed as required by
§15126 and §15130 of the CEQA Guidelines and tiered off the existing General Plan EIR, as applicable.

The environmental topic areas and assumed areas of
analysis within these topic areas are listed as follows:
806
11 Aesthetics
Agriculture and Forest
Resources
Air Quality
Biological Resources
Cultural Resources
Energy
Geology and Soils
Greenhouse Gas Emissions
Hazards and Hazardous
Materials
Hydrology and Water
Quality
Land Use and Planning
Mineral Resources
Noise
Population and Housing
Public Services
Recreation
Transportation
Tribal Cultural
Utilities and Service
Systems
Wildfire
The EIR will also analyze a reasonable range of
alternatives to the preferred alternative, which will be conducted according to §15126(d) of the CEQA Guidelines, as amended in 1994. A “no-project” alternative will be
discussed per the requirements of the CEQA Guidelines. In the context of a General Plan, the “no-project” alternative is the development pattern that will take place without the project. “No project,” in this case, would be continued use of the existing City General Plan, and the Reserve Area would remain undeveloped.

Section 15126(d) limits those alternatives analysis to
alternatives that will avoid or substantially lessen any of the significant effects of the preferred alternative. QK proposes to evaluate two alternatives to the preferred
alternative that will meet these criteria. These alternatives will be developed in close consultation with City staff.

QK will develop reasonably detailed analyses of impacts associated with these alternatives by topic in comparison with the preferred alternative. The Program EIR will identify the environmentally superior alternative and, if that is the no-project alternative, the environmentally superior alternative among the remaining alternatives.

Mandatory CEQA sections (Effects Found Not to be
Significant; Significant Effects Which Cannot be Avoided; Significant Irreversible Environmental Changes; and
Cumulative Impacts) will be included in the EIR.

Mitigation Monitoring and Reporting Program: In
accordance with CEQA, a Draft Mitigation Monitoring
Program will be prepared. The program will be based
on the findings of the EIR and subsequent direction by
the City. Each mitigation measure will be identified and supplemented with information describing specific actions to be taken, the responsible parties, anticipated costs (if available), phasing, timing, and the identity of the persons or agencies that must sign off on each measure.

DRAFT EIR (PUBLIC DRAFT)
QK will revise the Draft EIR based on City staff comments.

Following acceptance of the changes, QK will provide
all files from the Draft EIR electronically on a flash drive, saved in Word and PDF format (with image and graphic
files saved as either .jpg or .pdf files). The Draft EIR will be published, distributed by the City, and circulated for 45-day agency and public review according to provisions of the CEQA Guidelines. QK assumes that the City staff will post the Draft EIR to the State Clearinghouse CEQAnet portal and with the Tulare County Clerk.

WORK PRODUCTS
• One (1) unbound copy of Administrative Draft EIR
with technical appendices and one (1) digital copy
(Word + PDF format)
• One (1) unbound copy of Draft EIR with technical
appendices ready for 45-day public review and one
(1) digital copy (Word + PDF format)

MEETINGS
One (1) City staff review meeting for Administrative Draft EIR

ESTIMATED COMPLETION DATE
August 2027
807
12 TASK 3.4 FINAL PROGRAM EIR
Once technical, pursuant to §15088 of the CEQA
Guidelines, the Final EIR must respond in writing
to each oral and written comment on the Draft EIR
made by individuals, agencies, and organizations.

Additional research and analysis will be undertaken by
QK as necessary to respond to comments effectively.

Comments regarding the technical analysis prepared
by subconsultants will be routed to them for review
and comment, with QK reviewing these comments for
consistency and compilation of the final responses to
comments.

Along with the comments and responses, a list will be
compiled of all persons, organizations, and agencies
commenting on the Draft EIR. The Final EIR will also
include revisions to the Draft EIR text and summary table necessitated by comments. As a basis for cost estimating, QK assumes that 100 individual responses (not letters)
will be required for the Final EIR. It is currently felt that this estimate will be adequate for this task.

As a precaution against the possibility that the level of response greatly exceeds our expectations and requires
a much greater magnitude of effort to effectively respond to comments, we propose to establish a threshold level
with the City of 100 individual responses, each requiring one hour to respond. If the level of response exceeds the negotiated threshold, QK will respond to those comments that are above and beyond the threshold on a time-andmaterials (T&M) basis or another mutually agreeable formula.

Comments, responses to comments, and the list of
commenting agencies, organizations, and individuals, as well as errata and other information (Volume II), when
combined with the Draft EIR (Volume I), will constitute a Final EIR. QK will prepare and organize these sections consistent with CEQA requirements and standard City
document formatting.

The Draft Mitigation Monitoring and Reporting Program
(MMRP) will be included as a chapter of the Administrative Final EIR. Upon receipt of staff comments, the MMRP will be finalized and included in the Final EIR.

Administrative Draft Final EIR: The Administrative Final EIR will be prepared in a manner consistent with the
requirements set forth in the RFP. QK will prepare the
Administrative Final EIR for City review and comment.

Review times are built into the schedule to allow for
coordinated City review by multiple departments. As
previously described, the Project Manager and Principallevel peer reviewer will review the Administrative Final EIR for quality control, consistency, and legal sufficiency.

Public Draft Final EIR: Following receipt of comments
by the City, QK will revise the Final EIR as necessary
for adoption by the City. Following acceptance of the
changes, QK will provide files from the Final EIR
electronically on a flash drive, saved in Microsoft Word format (with image and graphic files saved as either .jpg or .pdf files). QK assumes that the City staff will post the Final EIR to the State Clearinghouse CEQAnet portal and with the Tulare County Clerk, and pay the required Fish and Game fees and posting fee.

WORK PRODUCTS
• One (1) digital copy (Word + PDF format) of the
Mitigation Monitoring and Reporting Program
• One (1) digital copy (Word + PDF format) of the
Administrative Draft Final EIR
• One (1) unbound copy of the Final EIR and one (1)
digital copy (Word + PDF format)

FINDINGS OF FACT AND STATEMENTS OF

OVERRIDING CONSIDERATION
QK will review the Findings of Fact (§15091) prepared
by City staff to support the impacts and conclusion
statements in the EIR. We will track our suggested
revisions via tracked changes.

Findings will include all information necessary for legal adequacy and will cover all environmental impacts found to occur with the adoption of the project.
808
13 QK will review a Statement of Overriding Considerations (§15093) prepared by City staff for each of the significant and unavoidable impacts determined in the EIR.

Suggested revisions will be done in tracked changes. These statements will reflect the social, economic, technical, legal, or other reasons why mitigation of the impact is infeasible and why the City will consider the approval of the project even with the existence of such impacts. The City will include these documents in their staff reports and will reproduce them internally.

WORK PRODUCTS
• One (1) digital copy (Word format) of the Findings
of Fact
• One (1) digital copy (Word format) of the Statement
of Overriding Considerations

MEETINGS
One (1) Final EIR briefing and hearing preparation meeting

ESTIMATED COMPLETION DATE
October 2027
Below: QK environmental scientist collecting Joshua
Tree data on a photovoltaic array project site.
809
14 PHASE IV PUBLIC OUTREACH AND HEARINGS
OBJECTIVES:

A diverse set of ideas and opportunities for feedback make a good plan great. There is great public interest in this effort, so comments, concerns, objections, and dreams
must all be heard. The objective of this phase is to provide opportunities for public input so that everyone who wants to be heard has an opportunity to speak.

TASK 4.1 PUBLIC OUTREACH
Outreach to the public will mainly occur through online social media, email distribution, and public utility inserts.

QK will prepare online social media posts, email wording, and originals for public utility inserts to keep the public informed about the project. Outreach information and
messaging will coincide with the other tasks in the project.

During Phase I: Notice and Education – What is
Happening
During Phase II: How to Provide Feedback – What is Being Proposed and Why
During Phase III: What is in the Draft Specific Plan - How to Participate in the EIR Process
During Phase IV: Information about the Public Hearings
We anticipate an average of one social media post every other week, utility inserts every 3 months, and email
information distribution as needed.

WORK PRODUCTS
• Social media posts
• Wording for Utility Inserts and Emails

ESTIMATED COMPLETION DATE
December 2026
TASK 4.2 STUDY SESSIONS
As the Reserve Area Specific Plan and Program EIR
move through the public decision-making process, our
team will work with City staff to present our progress at two Planning Commission study sessions. We anticipate
holding study sessions to receive feedback and direction at these points in the process:
• Study session presentation of the land use and
circulation plan (see Task 1.2)
• Study session to present draft Specific Plan design
standards

WORK PRODUCTS
• One (1) digital copy (PPT + PDF format) of
PowerPoint presentation at each study session
• Public hearing coordination with staff

MEETINGS
Three (3) study sessions

ESTIMATED COMPLETION DATE
March 2027
TASK 4.3 PUBLIC HEARINGS FOR ADOPTION
The final phase of this effort focuses on wrapping up the planning process and supporting the City as the Reserve Area Specific Plan and Program EIR move through the
formal adoption process. At this point, the technical
work is largely complete, but our role shifts to one of facilitation, communication, and refinement. We will assist the City with preparing presentation materials for public hearings, coordinate closely with staff to incorporate any last-minute updates or requests, and help guide the plan and EIR through Planning Commission and City Council
consideration.
810
15 As the Reserve Area Specific Plan and Program EIR
move into the public decision-making process, our
team will support the City with hearing preparation and participation. We will facilitate one (1) study session with the Planning Commission and/or City Council to present
the Draft Specific Plan and gather final feedback. This informal review will allow for early discussion of key
themes or questions prior to formal action.

WORK PRODUCTS
• One (1) digital copy (PPT + PDF format) of
PowerPoint presentation at each study session
• Public hearing coordination with staff

MEETINGS
• One (1) Planning Commission Meeting
(Recommendation Hearing)
• One (1) City Council Meeting (Adoption Hearing)

ESTIMATED COMPLETION DATE
October 2027
ASSUMPTIONS + EXCEPTIONS TO THE RFP
QK makes the following assumptions regarding our proposal:
• Close collaboration with City staff, including Planning, Engineering, Public Works, and Economic Development. • A strong City role in guiding community engagement strategies, refining alternatives, and getting the final products to align with Council priorities.
• Additional TCAG modeling, study intersections, and/or study segments to be added to the TIA beyond those listed in this proposal will be considered a change order. • Base GIS data and all data related to the unadopted 2013 Plan for the area to be provided by the City. • Printing and distribution costs for utility bill mailing inserts will be the responsibility of the City. • Infrastructure planning will be at a basic level. Infrastructure master planning and design is excluded. Design assumptions will be provided by the City.
• Any service not specifically identified herein is excluded from this proposal.

TASK 4.4 FINAL SPECIFIC PLAN PRODUCTION
Once the City Council has approved the Reserve Area
Specific Plan, we will prepare the final formatted version for publication. This will include any minor edits or
formatting adjustments resulting from the adoption
hearings, with content finalized in coordination with City staff. The final document will be professionally formatted and delivered in both print and digital formats, including accessible PDFs and editable source files for internal use.

WORK PRODUCTS
• One (1) unbound copy of the Final Specific Plan
and one (1) digital copy (Word + PDF format)
• One (1) Web-optimized digital file (optional)

MEETINGS
None required, unless final design review is requested

ESTIMATED COMPLETION DATE
January 2028
OPTIONAL TASK: Water Supply Assessment (WSA)
Upon specific request, Visalia's Urban Water Management Plan (UWMP) will be used to provide the analysis related to water pursuant to Senate Bill (SB) 610. QK will draft the WSA to analyze the project’s potential water usage during construction and operations. This document, with contents established by SB 610, will fully analyze the available water supply. Using information from the UWMP, requisite detail and emphasis will be placed upon the groundwater aquifer constituting that water source.
811
16 2026
Project Month: 1 2 3 4 5 6 7 8 9 10 11
Est. Calendar Month Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov PHASE I 1.1

1.2 PHASE II

2.1 2.2

2.3 2.4

2.5 PHASE III

PHASE IV

4.1 4.2

PROJECT TIMELINE

PHASE I RESERVE AREA LAND USE DESIGNATIONS

1.1 LAND USE DESIGNATIONS KICKOFF 1.2 LAND USE & CIRCULATION ALTERNATIVES

PHASE II INDUSTRIAL SPECIFIC PLAN

2.1 SPECIFIC PLAN KICKOFF MEETING 2.4 UTILITIES PLANNING

2.2 LAND USE & CIRCULATION ALTERNATIVES 2.5 ADMINISTRATIVE DRAFT SPECIFIC PLAN

2.3 INDUSTRIAL DESIGN STANDARDS 2.6 PUBLIC REVIEW DRAFT SPECIFIC PLAN 812
17 PHASE III PROGRAM EIR

3.1 EIR KICKOFF 3.3 DRAFT PROGRAM EIR

3.2 TECHNICAL STUDIES FOR CEQA ANALYSIS 3.4 FINAL PROGRAM EIR

PHASE IV PUBLIC OUTREACH AND HEARINGS

4.1 PUBLIC OUTREACH 4.3 PUBLIC HEARINGS FOR ADOPTION

4.2 STUDY SESSIONS 4.4 FINAL SPECIFIC PLAN PRODUCTION
2027
12 13 14 15 16 17 18 19 20 21 22 23 24 25
Dec Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan

2.6 3.1

3.2 3.3

3.4 4.3

4.4 813
A-1
Appendix A – Scope for Traffic Impact Analysis and VMT Analysis The following provides additional detail regarding the scope of the Traffic Impact Analysis and VMT Analysis
Study Intersections and Roadway Segments:
23 intersections (5 of those future) and 21 roadway segments (9 of those future) are assumed for this study.

Scenarios to be Analyzed:

Per City of Visalia Staff, the project is likely to exceed 1,500 peak hour trips, and thus would be a LTA Category V per City of Visalia TIA Guidelines. This level of study will require the following scenarios to be analyzed.

1. Existing Conditions

2. Opening Year Conditions

3. 5-Year Conditions

4. 10-Year Conditions

5. 20-Year (2046) without Project Conditions

6. 20-Year (2046) Plus Proposed Conditions
24-Hour Intersection Traffic Counts
Recent (less than 12 months) AM and PM 24-hour traffic counts will be obtained for the study intersections. Time periods of said traffic analysis intersection and scenarios will be consistent with the City of Visalia TIA guidelines. Traffic counts will be collected on a Tuesday, Wednesday, or Thursday. Counts will include pedestrians and bicyclists, as well as truck traffic volume (unclassified) to determine percent truck traffic for modeling purposes. Cost includes the cost for 18 intersections.
24-Hour Roadway Segment Traffic Counts
Recent (less than 12 months) 24-hour bi-direction traffic counts will be obtained for the study roadway segments. Traffic counts will be collected on a Tuesday, Wednesday, or Thursday. Cost includes the cost for 12 roadway segments.

Tulare County Association of Governments (TCAG) Forecast Models Coordination with TCAG to obtain Select Zone Analysis traffic forecast models for the scenarios listed in this scoping document. Conversations with TCAG staff has indicated that they typically do not charge for modeling related to a project or entitlement application submitted to one of the member agencies (in this case the City of Visalia). 814
A-2
TCAG has a policy in place with the City of Visalia authorizing TCAG to charge to offset cost for modeling requests, although this has only been applied a few times. The cost under this task order assumes an offset modeling cost of $6,000 would be applied. Actual modeling cost may change dependent on final scope of the Reserve Area traffic study and other factors such as need for expedited services from TCAG.

The Reserve Area land uses will be incorporated into the TCAG model. This service includes the cost and work associated with one model run for each of the scenarios listed. As the TCAG model serves as the basis of the traffic analysis, changes in planned land uses that require changes to the TCAG forecast models that have already been completed and need for additional runs will constitute a change order.

Traffic Modeling
Preparation of a traffic model using Synchro and SIDRA for the study intersections, study segments and scenarios listed. The traffic model will be modeled using data obtained through traffic counts, reviewing existing intersection geometrics, and TCAG traffic forecast models. Mitigations, if any, will be modeled. Highway Capacity Manual (HCM) 7th Edition will be used for model analysis outputs and incorporated into the TIA report.

TIA Technical Memo
A Draft TIA Technical Memo will be prepared for review. The Technical Memo will present Level of Service (LOS) results of the traffic modeling for the study intersections, and segments, scenarios listed. Recommended mitigations of traffic impacts, if any, will be presented. The Draft TIA Technical Memo will also include results of traffic signal warrants where traffic signals are proposed for a study intersection mitigation. For traffic signal warrants, Warrant #1 8-Hour will be utilized. Queuing analysis will be included. The Memo will be revised to address comments, and a Final TIA Technical Memo will be resubmitted for approval and included as a technical document reference for the General Plan Amendment, Specific Plan, and/or EIR as a technical study.

VMT Analysis
Services will include review of the Reserve Area against VMT screening maps and trip generations thresholds established in the City of Visalia VMT Thresholds and Implementation Guidelines (VMT Guidelines). Services also include coordination with TCAG to perform VMT modeling based on planned land uses. The VMT modeling results will be compared with the regional VMT to determine whether the project exceeds thresholds and need for mitigations established by the VMT Guidelines. Conversations with TCAG staff has indicated that they typically do no charge for modeling related to a project or entitlement application submitted to one of the member agencies (in this case the City of Visalia). TCAG has a policy in place with the City of Visalia authorizing TCAG to charge to offset cost for modeling requests, although this has only been applied a few times. The cost under this task order assumes an offset modeling cost of $6,000 would be applied. Actual modeling cost may change dependent on final scope of the Reserve Area traffic study and other factors such as need for expedited services from TCAG. Results of the VMT Analysis will be included in the TIA Technical Memo.
815
EXHIBIT “B”

PROJECT FEES
816
QKINC.COM | (559) 733-0440

CITY OF VISALIA

PREPARATION OF RESERVE AREA LAND USE DESIGNATIONS, SPECIFIC PLAN FOR

POTENTIAL INDUSTRIAL LAND USES AND PROGRAM ENVIRONMENTAL IMPACT REPORT
RFP No. 24-25-55
SECTION D: PROPOSED FEE STRUCTURE - REVISED DECEMBER 16, 2025 817

FEE SCHEDULE
REVISED DECEMBER 16, 2025

PHASE I RESERVE AREA LAND USE DESIGNATIONS

1.1 Land Use Designations Kickoff $5,060.00

1.2 Land Use and Circulation Alternatives $7,870.00
Phase I Total $12,930.00

PHASE II INDUSTRIAL SPECIFIC PLAN

2.1 Specific Plan Kickoff Meeting $2,642.00

2.2 Land Use and Circulation Standards $46,500.00

2.3 Industrial Design Standards $18,676.00

2.4 Utilities Planning $9,673.00

2.5 Administrative Draft Specific Plan $35,100.00

2.6 Public Review Draft Specific Plan $3,596.00
Phase II Total $116,187.00

PHASE III PROGRAM EIR

3.1 EIR Kickoff $1,267.00

3.2 Technical Studies for CEQA Analysis $185,937.00

3.3 Draft Program EIR $114,386.00

3.4 Final Program EIR $24,120.00
Phase III Total $325,710.00

PHASE IV PUBLIC OUTREACH AND HEARINGS

4.1 Public Outreach $15,865.00

4.2 Study Sessions $6,510.00

4.3 Public Hearings for Adoption $5,680.00

4.4 Final Specific Plan Production $1,635.00
Phase IV Total $29,690.00
TOTAL FEE: $484,517.00

ADDITIONAL OPTIONAL FEE

5.0 Water Supply Assessment $7,000.00

INVOICING
QK will invoice this project on a fixed-fee monthly basis. 818
17 RFP No. 24-25-55
Preparation of Reserve Area Land Use Plan, Specific Plan for Potential Industrial Lands, and Program Environmental Impact Report