Attachment 1 - Public Comment Draft Prohousing Application 8.5.26 — Visalia City Council, September 8, 2026 (part 1 of 2)

Rev 2/3/25
Prohousing Designation Program Application
State of California
Governor Gavin Newsom
Tomiquia Moss, Secretary
Business, Consumer Services and Housing Agency
Gustavo Velasquez, Director
Department of Housing and Community Development
Megan Kirkeby, Deputy Director
Division of Housing Policy Development
651 Bannon Street
Sacramento, CA 95811
Website: http://www.hcd.ca.gov/planning-and-community-development/prohousingdesignation-program Email: [email protected]
February 2025
Rev 2/3/25
Prohousing Designation Program Application Package
Instructions
The applicant is applying for a Prohousing Designation under the Prohousing Designation Program (“Prohousing” or “Program”), which is administered by the Department of Housing and Community Development (“Department”) pursuant to Government Code section 65589.9.

The Program creates incentives for Jurisdictions that are compliant with State Housing Element Law and that have enacted Prohousing Policies. These incentives will take the form of additional points or other preference in the scoring of applications for competitive housing and infrastructure programs. The administrators of each such program will determine the value and form of the preference.

In order to be considered for a Prohousing Designation, the applicant must accurately complete all sections of this application, including any relevant appendices. The Department reserves the right to request additional clarifying information from the applicant.

This application is subject to Government Code section 65589.9 and to the regulations (Cal.

Code Regs., tit. 25, § 6600 et seq.) adopted by the Department in promulgation thereof (“Regulations”). All capitalized terms in this application shall have the meanings set forth in the Regulations.

All applicants must submit a complete, signed application package to the Department, in electronic format, in order to be considered for a Prohousing Designation. Please direct electronic copies of the completed application package to the following email address:

[email protected].

A complete application will include all items identified in the Application Checklist.

In relation to Appendix 1, the Formal Resolution for the Prohousing Designation Program, please use strikethrough and underline if proposing any modifications to the text of the Resolution. Please be aware, any sustentative deviations from the Formal Resolution may result in an incomplete application and will likely be subject to additional internal review and potential delays.

Appendix 2, the Proposed Policy Completion Schedule, applies only if an application includes proposed policies.

Appendix 3, Self-Scoring Sheet and Sample Self-Scoring Sheet, includes a blank template to be completed by the applicant as part of the application, as well as a Sample Self-Scoring Sheet with an example of how this template may be completed.

Appendix 4 lists examples of Prohousing Policies with enhancement factors to aid applicants in understanding how enhancement factors may be applied.

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Appendix 5 provides a sample template to assist applicants with confirming the treatment of homeless encampments within the jurisdiction is consistent with USICH’s “7 Principles for Addressing Encampments.”
Appendix 6 provides a checklist to confirm that a Diligent Public Participation Process was conducted.

Appendix 7 is where the applicant will include any additional information and supporting documentation for the application.

If you have questions regarding this application or the Program, or if you require technical assistance in preparing this application, please email [email protected].

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Application Checklist
Yes No
Application Information ☒ ☐
Certification and Acknowledgement ☒ ☐
The Legislative Information form is completed. ☒ ☐
The Threshold Requirements Checklist is completed. ☒ ☐
A duly adopted and certified Formal Resolution for the Prohousing Designation Program is included in the application package. (See Appendix 1 for the Formal Resolution for the Prohousing Designation Program form.)
☒ ☐
If applicable, the Proposed Policy Completion Schedule is completed. (See Appendix 2.)
☒ ☐
The Self-Scoring Sheet is completed. (See Appendix 3 for the SelfScoring Sheet and the Sample Self-Scoring Sheet.) ☒ ☐
One-page summary describing consistency with the 7 Principles for Addressing Encampments is completed. (See Appendix 5 for a template to assist.)
☒ ☐
The checklist confirming that a Diligent Public Participation process was conducted. (See Appendix 6 for the template.)
☒ ☐
Additional information and supporting documentation (Applicant to provide as Appendix 7.)
☒ ☐
Application Information
Applicant (Jurisdiction): City of Visalia
Applicant Mailing Address: 315 E. Acequia Ave.

City: Visalia
ZIP Code: 93291
Website: http://www.visalia.gov
Authorized Representative Name Paul Bernal
Authorized Representative Title: Director of Planning & Community Preservation
Phone: (559) 713-4025
Email: [email protected]
Contact Person Name: Brandon Smith
Contact Person Title: Principal Planner
Phone: (559) 713-4636
Email: [email protected]
Total Self-Score (Based on Appendix 3): 57
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CERTIFICATION AND ACKNOWLEDGMENT
As authorized by the Formal Resolution for the Prohousing Designation Program (Resolution No. ), which is attached hereto and incorporated by reference as if set forth in full, I hereby submit this full and complete application on behalf of the applicant.

I certify that all information and representations set forth in this application are true and correct.

I further certify that any proposed Prohousing Policy identified herein will be enacted within two (2) years of the date of this application submittal.

I acknowledge that this application constitutes a public record under the California Public Records Act (Gov. Code, § 6250 et seq.) and is therefore subject to public disclosure by the Department.

Signature: __________________________________________
Name and Title: _Paul Bernal, Director of Planning & Community Preservation Date: _______________________________________________
Legislative Information
District Number Legislators Name(s)
State
Assembly
District
32 33
Stan Ellis
Alexandra Macedo
State
Senate
District
12 16
Shannon Grove
Melissa Hurtado
Applicants can find their respective State Senate representatives at https://www.senate.ca.gov/, and their respective State Assembly representatives at https://www.assembly.ca.gov/
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Threshold Requirements Checklist
The applicant meets the following threshold requirements in accordance with Section 6604 of the Regulations:

Yes No
The applicant is a Jurisdiction. ☒ ☐
The applicant has adopted a Compliant Housing Element. ☒ ☐ The applicant has submitted or will submit a legally sufficient Annual Progress Report prior to designation.
☒ ☐
The applicant has completed or agrees to complete, on or before the relevant statutory deadlines, any rezone program or zoning that is necessary to remain in compliance with Government Code sections 65583, subdivision (c)(1), and 65584.09, subdivision (a), and with California Coastal Commission certification where appropriate. ☒ ☐
The applicant is in compliance, at the time of the application, with applicable state housing law, including, but not limited to those included in Government Code section 65585, subdivision (j); laws relating to the imposition of school facilities fees or other requirements (Gov. Code, § 65995 et seq.); Least Cost Zoning Law (Gov. Code, § 65913.1); Permit Streamlining Act (Gov. Code, § 65920 et seq.); and provisions relating to timeliness of CEQA processing by local governments in Public Resources Code sections 21080.1, 21080.2, and 21151.5(a). ☒ ☐
The applicant further acknowledges and confirms that its treatment of homeless encampments on public property complies with and will continue to comply with the constitutional rights of persons experiencing homelessness and that it has submitted a one-page summary to the Department demonstrating how the applicant has enacted best practices in their jurisdiction related to the treatment of unhoused individuals camping on public property, consistent with United States Interagency Council on Homelessness’ “7 Principles for Addressing Encampments,” (June 17, 2022 update), hereby incorporated by reference. ☒ ☐
The applicant has duly adopted and certified, by the applicant’s governing body, a Formal Resolution for the Prohousing Designation Program, which is hereby incorporated by reference. (A true and correct copy of the resolution is included in this application package.) ☒ ☐
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Scoring Criteria
Category 1: Favorable Zoning and Land Use
Category Prohousing Policy Description Points
1A Sufficient sites, including rezoning, to accommodate 150 percent or greater of the current or draft RHNA, whichever is greater, by total and income category. These additional sites must be identified in the Jurisdiction’s housing element adequate sites inventory, consistent with Government Code section 65583, subdivisions (a)(3) and (c)(1). 3 1B Permitting missing middle housing uses (e.g., duplexes, triplexes, and fourplexes) by right in existing low-density, single-family residential zones in a manner that exceeds the requirements of SB 9 (Chapter 162, Statutes of 2021, Gov. Code, §§ 65852.21, 66411.7). 3 1C Sufficient sites, including rezoning, to accommodate 125 to 149 percent of the current or draft RHNA, whichever is greater, by total and income category. These points shall not be awarded if the applicant earns three points pursuant to Category (1)(A) above. These additional sites must be identified in the Jurisdiction’s housing element adequate sites inventory, consistent with Government Code section 65583, subdivisions (a)(3) and (c)(1).
2 1D Density bonus programs that allow additional density for additional affordability beyond minimum statutory requirements (Gov. Code, § 65915 et seq.).
2 1E Increasing allowable density in low-density, single-family residential areas beyond the requirements of state Accessory Dwelling Unit Law, (Gov. Code, §§ 65852.2, 65852.22) (e.g., permitting more than one converted ADU; one detached, new construction ADU; and one JADU per single-family lot), and in a manner that exceeds the requirements of SB 9 (Chapter 192, Statutes of 2021, Gov. Code, §§ 65852.21, 66411.7). These policies shall be separate from any qualifying policies under Category (1)(B).
2 1F Eliminating minimum parking requirements for residential development as authorized by Government Code section 65852.2; adopting vehicular parking ratios that are less than the relevant ratio thresholds at subparagraphs (A), (B), and (C) of Gov. Code section 65915, subdivision (p)(1); or adopting maximum parking requirements at or less than ratios pursuant to Gov. Code section 65915, subdivision (p).
2 1G Zoning or incentives that are designed to increase affordable housing development in a range of types, including, but not limited to, large family units, Supportive Housing, housing for transition age foster youth, and deep affordability targeted for Extremely Low-Income Households in all parts of the Jurisdiction, with at least some of the zoning, other land use designation methods, or incentives being designed to increase affordable housing development in higher resource areas shown in the TCAC/HCD Opportunity Map, and with the Jurisdiction having confirmed that it considered and addressed potential environmental justice issues in adopting and implementing 2 Rev 2/3/25
this policy, especially in areas with existing industrial and polluting uses.
1H Zoning or other land use designation methods to allow for residential or mixed uses in one or more non-residential zones (e.g., commercial, light industrial). Qualifying non-residential zones do not include open space or substantially similar zones.
1 1I Modification of development standards and other applicable zoning provisions or land use designation methods to promote greater development intensity. Potential areas of focus include floor area ratio, height limits, minimum lot or unit sizes, setbacks, and allowable dwelling units per acre. These policies must be separate from any qualifying policies under Category (1)(B) above.
1 1J Establishment of a Workforce Housing Opportunity Zone, as defined in Government Code section 65620, or a Housing Sustainability District, as defined in Government Code section 66200.
1 1K Establishment of an inclusionary housing program requiring new developments to include housing affordable to and reserved for lowand very low-income households, consistent with the requirements of AB 1505 (Chapter 376, Statutes of 2017, Gov. Code, § 65850.01). 1 1L Other zoning and land use actions not described in Categories (A)-(K) of this section that measurably support the Acceleration of Housing Production.
1 Rev 2/3/25
Scoring Criteria
Category 2: Acceleration of Housing Production Timeframes Category Prohousing Policy Description Points
2A Establishment of ministerial approval processes for multiple housing types, including, for example, single-family, multifamily and mixed-use housing.
3 2B Acceleration of Housing Production through the establishment of streamlined, program-level CEQA analysis and certification of general plans, community plans, specific plans with accompanying Environmental Impact Reports (EIR), and related documents. 2 2C Documented practice of streamlining housing development at the project level, such as by enabling a by-right approval process or by utilizing statutory and categorical exemptions as authorized by applicable law, (e.g., Pub. Resources Code, §§ 21155.1, 21155.4, 21159.24, 21159.25; Gov. Code, § 65457; Cal Code Regs., tit. 14, §§ 15303, 15332; Pub. Resources Code, §§ 21094.5, 21099, 21155.2, 21159.28).
2 2D Establishment of permitting processes that take less than four months to complete. Policies under this category must address all approvals necessary to issue building permits.
2 2E Absence or elimination of public hearings for projects consistent with zoning and the general plan.
2 2F Priority permit processing or reduced plan check times for homes affordable to Lower-Income Households.
2 2G Establishment of consolidated or streamlined permit processes that minimize the levels of review and approval required for projects, and that are consistent with zoning regulations and the general plan. 1 2H Absence, elimination, or replacement of subjective development and design standards with objective development and design standards that simplify zoning clearance and improve approval certainty and timing.
1 2I Establishment of one-stop-shop permitting processes or a single point of contact where entitlements are coordinated across city approval functions (e.g., planning, public works, building) from entitlement application to certificate of occupancy.
1 2J Priority permit processing or reduced plan check times for ADUs/JADUs or multifamily housing.
1 2K Establishment of a standardized application form for all entitlement applications.
1 2L Documented practice of publicly posting status updates on project permit approvals on the internet.
1 2M Limitation on the total number of hearings for any project to three or fewer. Applicants that accrue points pursuant to category (2)(E) are not eligible for points under this category.
1 2N Other policies not described in Categories (2)(A)-(M) of this section that quantifiably decrease production timeframes or promote the streamlining of approval processes.
1 Scoring Criteria
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Category 3: Reduction of Construction and Development Costs Category Prohousing Policy Description Points
3A Waiver or significant reduction of development impact fees for residential development with units affordable to Lower-Income Households. This provision does not include fees associated with the provision of housing affordable to Lower-Income Households (e.g., inclusionary in lieu fees, affordable housing impact fees, and commercial linkage fees).
3 3B Adoption of policies that result in less restrictive requirements than Government Code sections 65852.2 and 65852.22 to reduce barriers for property owners to create ADUs/JADUs. Examples of qualifying policies include, but are not limited to, development standards improvements, permit processing improvements, dedicated ADU/JADU staff, technical assistance programs, and pre-approved ADU/JADU design packages.
2 3C Adoption of other fee reduction strategies separate from Category (3)(A), including fee deferrals and reduced fees for housing for persons with special needs. This provision does not include fees associated with the provision of housing affordable to Lower-Income Households (e.g., inclusionary in lieu fees, affordable impact fees and commercial linkage fees).
1 3D Accelerating innovative housing production through innovative housing types (e.g., manufactured homes, recreational vehicles, park models, community ownership, and other forms of social housing) that reduce development costs.
1 3E Measures that reduce costs for transportation-related infrastructure or programs that encourage active modes of transportation or other alternatives to automobiles. Qualifying policies include, but are not limited to, publicly funded programs to expand sidewalks or protect bike/micro-mobility lanes, creation of on-street parking for bikes, transit-related improvements, or establishment of carshare programs. 1 3F Adoption of universal design ordinances pursuant to Health and Safety Code section 17959.
1 3G Establishment of pre-approved or prototype plans for missing middle housing types (e.g., duplexes, triplexes, and fourplexes) in lowdensity, single-family residential areas. 1 3H Adoption of ordinances that reduce barriers, beyond existing law, for the development of housing affordable to Lower-Income Households. 1 3I Other policies not described in Categories (3)(A)-(H) of this section that quantifiably reduce construction or development costs. 1 Rev 2/3/25
Scoring Criteria
Category 4: Providing Financial Subsidies
Category Prohousing Policy Description Points
4A Establishment of a housing fund or contribution of funds towards affordable housing through proceeds from approved ballot measures.
2 4B Establishment of local housing trust funds or collaboration on a regional housing trust fund, which include the Jurisdiction’s own funding contributions. The Jurisdiction must contribute to the local or regional housing trust fund regularly and significantly. For the purposes of this Category, “regularly” shall be defined as at least annually, and “significant” contributions shall be determined based on the impact the contributions have in accelerating the production of affordable housing.
2 4C Demonstration of regular use or planned regular use of funding (e.g., federal, state, or local) for preserving assisted units at-risk of conversion to market rate uses and conversion of market rate uses to units with affordability restrictions (e.g., acquisition/rehabilitation).

For the purposes of this category, “regular use” can be demonstrated through the number of units preserved annually by utilizing this funding source.
2 4D Provide grants or low-interest loans for ADU/JADU construction affordable to Lower- and Moderate-Income Households.
2 4E A comprehensive program that complies with the Surplus Land Act (Gov. Code, § 54220 et seq.) and that makes publicly owned land available for affordable housing, or for multifamily housing projects with the highest feasible percentage of units affordable to Lower Income Households. A qualifying program may utilize mechanisms such as land donations, land sales with significant write-downs, or below-market land leases.
2 4F Establishment of an Enhanced Infrastructure Financing District or similar local financing tool that, to the extent feasible, directly supports housing developments in an area where at least 20 percent of the residences will be affordable to Lower-Income Households. 2 4G Prioritization of local general funds to accelerate the production of housing affordable to Lower-Income Households.
2 4H Directed residual redevelopment funds to accelerate the production of affordable housing.
1 4I Development and regular (at least biennial) use of a housing subsidy pool, local or regional trust fund, or other similar funding source sufficient to facilitate and support the development of housing affordable to Lower-Income Households.
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4J Prioritization of local general funds for affordable housing. This point shall not be awarded if the applicant earns two points pursuant to Category (4)(G).
1 4K Providing operating subsidies for permanent Supportive Housing. 1 4L Providing subsidies for housing affordable to Extremely Low-Income Households.
1 4M Other policies not described in Categories (4)(A)-(L) of this section that quantifiably promote, develop, or leverage financial resources for housing affordable to Lower-Income Households.
1 Rev 2/3/25
Scoring Criteria
Enhancement Factors
The Department shall utilize enhancement factors to increase the point scores of Prohousing Policies. An individual Prohousing Policy may not use more than one enhancement factor.

Each Prohousing Policy will receive extra points for enhancement factors in accordance with the chart below.

Category Prohousing Policy Description Points
1 The policy represents one element of a unified, multi-faceted strategy to promote multiple planning objectives, such as efficient land use, access to public transportation, housing affordable to Lower-Income Households, climate change solutions, and/or hazard mitigation.
2 2 Policies that promote development consistent with the state planning priorities pursuant to Government Code section 65041.1. 1 3 Policies that diversify planning and target community and economic development investments (housing and non-housing) toward placebased strategies for community revitalization and equitable quality of life in lower opportunity areas. Such areas include, but are not limited to, Low Resource and High Segregation & Poverty areas designated in the most recently updated TCAC/HCD Opportunity Maps, and disadvantaged communities pursuant to Health and Safety Code sections 39711 and 39715 (California Senate Bill 535 (2012).
1 4 Policies that go beyond state law requirements in reducing displacement of Lower-Income Households and conserving existing housing stock that is affordable to Lower-Income Households. 1 5 Rezoning and other policies that support intensification of residential development in Location Efficient Communities.
1 6 Rezoning and other policies that result in a net gain of housing capacity while concurrently mitigating development impacts on or from Environmentally Sensitive or Hazardous Areas.
1 7 Zoning policies, including inclusionary housing policies, that increase housing choices and affordability, particularly for Lower-Income Households, in High Resource and Highest Resource areas, as designated in the most recently updated TCAC/HCD Opportunity Maps.
1 8 Other policies that involve meaningful actions towards Affirmatively Furthering Fair Housing outside of those required pursuant to Government Code sections 65583, subdivision (c)(10), and 8899.50, including, but not limited to, outreach campaigns, updated zoning codes, and expanded access to financing support.
1 Self-Scoring Sheet Instructions
The Department shall validate applicants’ scores based on the extent to which each identified Prohousing Policy contributes to the Acceleration of Housing Production. The Department shall assess applicants’ Prohousing Policies in accordance with statutory requirements and the Regulations.

The Department shall further assess applicants’ Prohousing Policies using the following four scoring categories: Favorable Zoning and Land Use, Acceleration of Housing Production Timeframes, Reduction of Construction and Development Costs, and Providing Financial Subsidies. Applicants shall demonstrate that they have enacted or proposed at least one policy that significantly contributes to the Acceleration of Housing Production in each of the four categories. A Prohousing Designation requires a total score of 30 points or more across all four categories.

Instructions
Please utilize one row of the Self-Scoring Sheet for each Prohousing Policy. • Category Number: Select the relevant category number from the relevant Scoring Criteria list in this application. Where appropriate, applicants may utilize a category number more than once. • Concise Written Description of Prohousing Policy: Set forth a brief description of the enacted or proposed Prohousing Policy.
• Enacted or Proposed: Identify the Prohousing Policy as enacted or proposed. For proposed Prohousing Policies, please complete Appendix 2: Proposed Policy Completion Schedule. • Documentation Type: For enacted Prohousing Policies, identify the relevant documentary evidence (e.g., resolution, zoning code provisions). For proposed Prohousing Policies, identify the documentation which shows that implementation of the policy is pending.
• Web Links/Electronic Copies: Insert the Web link(s) to the relevant documentation or indicate that electronic copies of the documentation have been attached to this application as Appendix 7. • Points: Enter the appropriate number of points using the relevant Scoring Criteria list in this application. • Enhancement Category Number (optional): If utilizing an enhancement factor for a particular Prohousing Policy, enter the appropriate category number using the relevant Scoring Criteria list in this application. • Enhancement Points (optional): If utilizing an enhancement factor for a particular Prohousing Policy, enter the point(s) for that Prohousing Policy.
• Total Points: Add the enhancement point(s) to the Prohousing Policy’s general point score.

Formal Resolution for the Prohousing Designation Program (Revised 09/24)
Appendix 1: Formal Resolution for the Prohousing Designation Program Formal Resolution for the PROHOUSING Designation Program RESOLUTION NO. [INSERT RESOLUTION NUMBER]

A RESOLUTION OF THE GOVERNING BODY OF
[INSERT THE NAME OF THE CITY OR COUNTY] AUTHORIZING APPLICATION TO

AND PARTICIPATION IN THE PROHOUSING DESIGNATION PROGRAM WHEREAS, Government Code section 65589.9 established the Prohousing Designation Program (“Program”), which creates incentives for jurisdictions that are compliant with state housing element requirements and that have enacted Prohousing local policies; and WHEREAS, such jurisdictions will be designated Prohousing, and, as such, will receive additional points or other preference during the scoring of their competitive Applications for specified housing and infrastructure funding; and
WHEREAS, the California Department of Housing and Community Development (“Department”) has adopted regulations (Cal. Code Regs., tit. 25, § 6600 et seq.) to implement the Program (“Program Regulations”), as authorized by Government Code section 65589.9, subdivision (d); and
WHEREAS, the [INSERT THE NAME OF THE CITY OR COUNTY] (“Applicant”) desires to submit an Application for a Prohousing Designation (“Application”).

THEREFORE, IT IS RESOLVED THAT:

1. Applicant is hereby authorized and directed to submit an Application to the Department.

2. Applicant acknowledges and confirms that it is currently in compliance with applicable state housing law.

3. Applicant acknowledges and confirms that it will continue to comply with applicable housing laws and to refrain from enacting laws, developing policies, or taking other local governmental actions that may or do inhibit or constrain housing production.

Examples of such local laws, policies, and actions include moratoriums on development; local voter approval requirements related to housing production; downzoning; and unduly restrictive or onerous zoning regulations, development standards, or permit procedures. Applicant further acknowledges and confirms that the Prohousing Policies in its Application comply with its duty to Affirmatively Further Fair Housing pursuant to Government Code sections 8899.50 and 65583. Applicant further acknowledges and confirms that its general plan is in alignment with an adopted sustainable communities strategy pursuant to Public Resources Code sections 21155- 21155.4. Applicant further acknowledges and confirms that its policies for the treatment of homeless encampments on public property comply do and will continue to comply with the Constitution and that it has enacted best practices in its jurisdiction that are consistent with the United States Interagency Council on Homelessness’ “7 Principles for Addressing Encampments” (June 17, 2022, update).

4. If the Application is approved, Applicant is hereby authorized and directed to enter into, execute, and deliver all documents required or deemed necessary or appropriate to participate in the Program, and all amendments thereto (the “Program Documents”).

5. Applicant acknowledges and agrees that it shall be subject to the Application, the terms and conditions specified in the Program Documents, the Program Regulations, and any and all other applicable law.

6. [INSERT THE TITLE OF THE APPLICANT’S AUTHORIZED
SIGNATORY] is authorized to execute and deliver the Application and the Program Documents on behalf of the Applicant for participation in the Program.

PASSED AND ADOPTED this day of , 2024, by the following vote:

AYES: [Insert #] NOES: [Insert #] ABSENT: [Insert #] ABSTAIN: [Insert #] The undersigned, [INSERT NAME AND TITLE OF SIGNATORY] of Applicant, does hereby attest and certify that the foregoing is a true and full copy of a resolution of the Applicant’s governing body adopted at a duly convened meeting on the date above-mentioned, and that the resolution has not been altered, amended, or repealed.

SIGNATURE: DATE:

NAME: TITLE:

Appendix 2: Proposed Policy Completion Schedule
Category
Number
Concise Written Description of
Proposed Policy
Key Milestones and
Milestone Dates
Anticipated Completion Date Notes
3H A Zoning Text Amendment (pending completion in
December 2026) will increase the unit threshold for
by right processing (ministerial approval) for a
single multi-family residential development, from 80
units to 200 units.
10/31/2026: Planning
Commission hearing;
11/30/2026: City
Council 1st reading of
ordinance
12/31/2026 The Ordinance will become
effective 30 days after the 2nd
reading of the ordinance by the City
Council.

Appendix 3: Self-Scoring Sheet and Sample Self-Scoring Sheet Self-Scoring Sheet
Category
Number
Prohousing Policy Description Concise Written Description of Prohousing Policy
Enacted or
Proposed
Documentation
Type (e.g.,
resolution,
zoning code)
Insert Web Links to
Documents or
Indicate that
Electronic Copies
are Attached as
Appendix 7
Points Enhancement
Category
Number
Enhancement
Points
Total
Points
1H Zoning or other land use
designation methods to allow for
residential or mixed uses in one or
more non-residential zones (e.g.,
commercial, light industrial).

Qualifying non-residential zones do
not include open space or
substantially similar zones.

The City permits residential as conditional use in
all non-residential zones. In 2017, following the
General Plan adoption, the City established two
mixed use zones (D-MU & C-MU). In 2021, the
City revised its code to allow residential together
with non-residential uses as a by right use in
three zones. In 2025, the City revised its code
to allow additional residential units on sites with
legally established dwelling units as a by right
use in two zones.

Enhancement Category 1: This is part of a
unified strategy to promote multiple planning
objectives in the downtown area, as stated in
the General Plan Land Use Element.

The Land Use Element is the unified strategy
which is the impetus for the creation of the two
Mixed Use land use designations and the
corresponding zoning districts, which promotes
reduction of auto dependence, revitalization,
and modestly priced housing. This Prohousing
policy supports the following policies:
• Support new mixed-use development
with upper-level residential uses (LU-P73)
• Provide incentives for adaptive reuse of
existing downtown buildings (LU-P-75)
• Plan for new neighborhoods in East
Downtown to provide high-quality living
environments (LU-P-84)
Enacted Zoning Code
Zoning Code
Strategy
VMC Table 17.25.030
Row R30
VMC Section

17.32.164
Strategy: General Plan
Land Use Element
1 1 2 3
1I Modification of development
standards and other applicable
zoning provisions or land use
designation methods to promote
greater development intensity.

Potential areas of focus include floor
area ratio, height limits, minimum lot
or unit sizes, setbacks, and
allowable dwelling units per acre.

These policies must be separate
from any qualifying policies under
Category (1)(B) above.

Zoning Ordinance Chapter 17.12 allows a range
of lot sizes below 5,000 sq ft and setbacks
through the tentative map process; no
conditional use permit / planned development
permit required. In 2025, the City revised its
Code to further emphasize that the R-1 zone
(previously named the R-1-5 zone) allows all lot
sized provided the General Plan land use
density range is met.

Enacted Zoning Code
Zoning Code
Ordinance
containing all
tracked changes
VMC Chapter 17.12
VMC Section

17.12.140
Electronic copy of
Ordinance attached as
Appendix 7
1 1
2A Establishment of ministerial
approval processes for multiple
housing types, including, for
example, single-family, multifamily
and mixed-use housing.

Zoning Ordinance Chapter 17.16 ministerially
allows multifamily, up to 80 units, and mixed-use
housing, when adding units to existing mixed
uses. A subdivision streamlining ordinance was
adopted on June 15, 2026, and establishes a
process for “simple” single-family residential
subdivision maps up to 160 units to be approved
through an administrative hearing process in lieu
of a public meeting, as well as provisions for
ministerial approval for maps complying with SB
9 and SB 1123.

Enhancement Category 7: The policy will assist
in increasing housing choices and affordability
through a ministerial approval process, in the
City where a majority of the land is within Higher
Resource areas. The attached TCAC
Opportunity Map, illustrated in the 2023 Housing
Element Update, illustrates that approximately
90% is the City is located within Higher
Resource Areas.

Enacted City Council
Staff Report
Planning
Commission
Staff Report
Adopted
Ordinance

TCAC/HCD
Opportunity Map
Electronic copy of
Staff Reports,
Ordinance, and

TCAC/HCD
Opportunity Map
attached as Appendix 7
3714
2B Acceleration of Housing Production
through the establishment of
streamlined, program-level CEQA
analysis and certification of general
plans, community plans, specific
plans with accompanying
Environmental Impact Reports
(EIR), and related documents.

A streamlined program-level EIR has been
certified together with the adoption of the
Carleton Acres Specific Plan, which has
approved approximately 3,200 units at all levels
of density.

Enhancement Category 2: The project is
consistent with the state planning priorities,
particularly GC Section 65041.1(c), through a
comprehensively planned development pattern
that uses smart approaches toward the
placement of land uses in its context with the
surrounding uses and services.

Enacted EIR
Specific Plan
Carleton Acres
Specific Plan EIR
Carleton Acres
Specific Plan
2213
2C Documented practice of
streamlining housing development
at the project level, such as by
enabling a by-right approval process
or by utilizing statutory and
categorical exemptions as
authorized by applicable law, (e.g.,
Pub. Resources Code, §§ 21155.1,
21155.4, 21159.24, 21159.25; Gov.

Code, § 65457; Cal Code Regs., tit.
14, §§ 15303, 15332; Pub.

Resources Code, §§ 21094.5,
21099, 21155.2, 21159.28).

The City has documented practice of utilizing
statutorily / categorical exemptions, and by-right
approvals (up to 80 units), for deed restricted
affordable housing developments over the last 5
years.

Enhancement Category 7: The policy will assist
in increasing housing choices and affordability
for lower-income households in the City where a
majority of the land is within Higher Resource
areas. The attached TCAC Opportunity Map,
illustrated in the 2023 Housing Element Update,
illustrates that approximately 90% is the City is
located within Higher Resource Areas. The
supporting documentation pertains to three
deed-restricted affordable housing
developments, all located in the Highest
Resource Areas.

Enacted CEQA Notice of
Exemption with
worksheets

TCAC/HCD
Opportunity Map
Electronic copy of
CEQA Notice of
Exemption and
Worksheets and

TCAC/HCD
Opportunity Map
attached as Appendix 7
2713
2D Establishment of permitting
processes that take less than four
months to complete. Policies under
this category must address all
approvals necessary to issue
building permits.

The City, in practice as demonstrated through
historical trends, manages a permitting process
wherein a residential building permit takes four
months or less to complete, from building permit
submittal to issuance.

The City has established a review timeframe
goal of a 20 business day turnaround for large
multi-family project and custom homes, and a 10
day turnaround for residential plot plans.

Resubmittal review timeframes are half of the
initial review period. The timeframes are not
codified but are maintained internally and
reinforces on plan check master lists.

Furthermore, the City’s Housing Element Tables
48 and 49 Timelines for Permitting Procedures
specifies a total typical processing time of 4-6
weeks for master plans and custom homes and 1-2 weeks for plot plans.

Included in Appendix 7 are two documented
examples of a multi-family project submitted and
issued for permit in less than four months.

Enacted Issued Building
Permits
Housing
Element Tables
48 and 49
(Permitting
Timelines)
Electronic copies of
Issued Building
Permits illustrating
Applied and Issued
Dates and Housing
Element Tables 48
and 49 are attached
as Appendix 7
22 2E Absence or elimination of public
hearings for projects consistent with
zoning and the general plan.

A subdivision streamlining ordinance was
adopted on June 15, 2026, and establishes a
process for “simple” single-family residential
subdivision maps up to 160 units to be approved
through an administrative hearing process in lieu
of a public meeting, as well as provisions for
ministerial approval for maps complying with SB
9 and SB 1123.

Enacted City Council
Staff Report
Planning
Commission
Staff Report
Adopted
Ordinance

TCAC/HCD
Opportunity Map
Electronic copy of
Staff Reports,
Ordinance, and

TCAC/HCD
Opportunity Map
attached as Appendix 7
2713
2F Priority permit processing or
reduced plan check times for homes
affordable to Lower-Income
Households.

Homes affordable to lower-income households,
which primarily consist of ADUs and multi-family
developments, are processed within 20
business day turnaround for large multi-family
project and custom homes, and a 10 day
turnaround for residential plot plans. The City
already processes housing applications using an
accelerated timeframe, as described in City’s
Housing Element Tables 48 and 49 Timelines
for Permitting Procedures. In addition, for large-
scale projects affordable to lower-income
households that face critical timeframes in order
Enacted Memo
Housing
Element Tables
48 and 49
(Permitting
Timelines)
An internal memo and
Housing Element
Tables 48 and 49 are
attached as Appendix 7
2813
to comply with tax credit deadlines, the City
provides priority and coordinated permit
processing in order to meet required
timeframes.

An internal memorandum is provided which
further explains the reduced plan check
processing times for any units which are deed
restricted to Lower-Income Households.

Enhancement Category 8: This policy advances
Affirmatively Furthering Fair Housing, as
supported by Housing Element Program 7.1.

Prioritizing projects with affordable units
incentivizes their development and gets them
into production faster, thereby increasing
housing choice throughout the city, especially in
neighborhoods where the need for affordable
units continues to outpace supply.
2G Establishment of consolidated or
streamlined permit processes that
minimize the levels of review and
approval required for projects, and
that are consistent with zoning
regulations and the general plan.

Site Plan Review, documented in Visalia
Municipal Code Chapter 17.28, and online, is a
pre-application review process that provides a
single point for submitting a proposed
development plan and receiving review and
comments from all City service providers. Site
Plan Review is weekly and free, with
representatives from Planning, Engineering,
Building, Fire, Water, and more, where
developers can receive preliminary feedback on
their proposals prior to officially submitting them.

Verbal and written comments are provided for
each submittal that document consistency with
City general plan, zoning, and development
standards. If a Planning Entitlement is required
following completion of the Site Plan Review,
then a single standardized application form is
utilized for all entitlement types.

Enhancement Category 1: This policy
implements an element of a multi-faceted
strategy to streamline and prioritize efficient land
use patterns through making the permitting
process clearer and more accessible. This
benefits infill housing development, which often
has smaller margins for error for financial
feasibility. The free pre-application review
results in increased certainty and lower costs for
these developments.

This is part of a unified strategy to promote
multiple planning objectives with respect to
promoting and reinforcing efficient growth
Enacted Zoning Code
(VMC 17.28)
Website (Site
Plan Review
Portal)
Strategy
VMC Chapter 17.28
Site Plan Review
Website
Strategy: General Plan
Land Use Element
1123
patterns, as stated in the General Plan Land
Use Element.

The Land Use Element is the unified strategy
which is the impetus for promoting streamlined
review. This Prohousing policy supports the
following policies and objectives: • Ensure that growth occurs in a compact and concentric fashion by implementing
the General Plan’s phased growth
strategy. (LU-P-19)
• Establish a development review process
that provides ease, predictability, and
flexibility to developers and ensures
high-quality and neighborhood-
compatible development (LU-O-30).
2H Absence, elimination, or
replacement of subjective
development and design standards
with objective development and
design standards that simplify
zoning clearance and improve
approval certainty and timing.

Objective Design Standards for single-family
residential uses were adopted by Resolution in
2025. ODS for multi-family residential are in
process and are anticipated for adoption by end
of 2026.

Enacted Resolution Electronic copy of
adopted Planning
Commission
Resolution attached as
Appendix 7
11 2I Establishment of one-stop-shop
permitting processes or a single
point of contact where entitlements
are coordinated across city approval
functions (e.g., planning, public
works, building) from entitlement
application to certificate of
occupancy.

The City streamlines housing development at
the project level by using an internal process
(the Accela platform) to provide a“one-stop
shop” to coordinate the entitlement and
permitting processes. When an application is
submitted through the platform, it is routed to
Building, Planning, Engineering, and Fire,
offering a single point of contact for the applicant
and consolidating all department/agency
comments on the application into a centralized
project profile.

Enacted Website (Online
File Drop)
Website (Accela
Citizen Portal)
Website (Online File
Drop)
Website (Accela
Citizen Portal)
11 2J Priority permit processing or
reduced plan check times for
ADUs/JADUs or multifamily
housing.

ADU plan check permits are processed within a
10 day turnaround for the City’s three “pre-
approved” ADU plans, which were created
specifically for a streamlined approval process.

The City already processes housing applications
using an accelerated timeframe, as described in
City’s Housing Element Tables 48 and 49
Timelines for Permitting Procedures.

An internal memorandum is provided which
further explains the reduced plan check
processing times for ADUs and multi-family
housing.

Enhancement Category 1: This is part of a
unified strategy to promote multiple planning
objectives with respect to accessory dwelling
units and affordable housing, as stated in the
General Plan Housing Element.

Enacted Memo
Housing
Element Tables
48 and 49
(Permitting
Timelines)
Strategy
An internal memo and
Housing Element
Tables 48 and 49 are
attached as Appendix 7
Strategy: Housing
Element
1123
The Housing Element is the unified strategy
which is the impetus for promoting the
development of ADUs. This Prohousing policy
supports the following policies: • The City shall encourage the development of housing that is
affordable by design, such as small lot
single family units, second units, and
manufactured homes. (HE Policy 3.1)
• The City shall continue to support,
facilitate the construction, and provide for
the development of accessory dwelling
units on parcels with single-family and
multi-family units while protecting the
character of neighborhoods and zoned
parcels as a means of providing
affordable housing. (HE Policy 3.11)
2K Establishment of a standardized
application form for all entitlement
applications.

The City Planning Division hosts a single
standardized application that is used for all
entitlement types. The standardized application
form is augmented with checklists indicating
specific information that must be included with
each type of application.

Enacted Online form Planning Master
Application (PDF)
11 2L Documented practice of publicly
posting status updates on project
permit approvals on the internet.

The City's Planning Division website, under the
Planning Information page, maintains lists of
tentative maps and multi-family residential
projects, updated no less than once per year.

The website also hosts the Visalia Citizen's
portal, powered by Accela, where citizens can
view real time status on submitted building
permits.

Enacted Online
documents
Website (Accela
Citizen Portal)
Website (Planning
Information)
Website (Accela
Citizen Portal)
11 3A Waiver or significant reduction of
development impact fees for
residential development with units
affordable to Lower-Income
Households. This provision does not
include fees associated with the
provision of housing affordable to
Lower-Income Households (e.g.,
inclusionary in lieu fees, affordable
housing impact fees, and
commercial linkage fees).

The City offers credits and deferrals of
transportation impact fees for eligible infill
projects, particularly those resulting in units
affordable to lower-income households.

Reductions to Transpiration Impact Fees are
given in accordance with the City's Affordable
Housing Infill Incentive Program (AHIIP), which
incentivizes small-scale projects in historically
infill locations. Credits to Transportation Impact
Fees are given in accordance with the Infill
Credit Criteria program and the Downtown
Business District Credit program. All programs
are described in pages 15-16 of the City's
development fee schedule.

The Lofts at Fort Visalia is an example of a
mixed use project with lower-income households
which received impact fee credits. Further, the
Rancho Colegio affordable housing project was
Enacted Development
Fee Schedule
containing
program
descriptions
Agreements for
impact fee
credits&
deferrals
Development Fee
Schedule (PDF)
Electronic copies of
agreements attached
as Appendix 7
3314
granted a deferral agreement toward impact
fees.

Enhancement Category 3: The AHIIP is an
example of a policy that diversify planning and
target community and economic development
investments (housing and non-housing) toward
place-based strategies for community
revitalization and equitable quality of life in lower
opportunity areas. The City’s TCAC Opportunity
Areas Map shows the Lower Resource Areas in
the center of the City which is rich in smaller
parcels and infill opportunities.
3B Adoption of policies that result in
less restrictive requirements than
Government Code sections 65852.2
and 65852.22 to reduce barriers for
property owners to create
ADUs/JADUs. Examples of
qualifying policies include, but are
not limited to, development standards improvements, permit processing improvements,
dedicated ADU/JADU staff,
technical assistance programs, and
pre-approved ADU/JADU design
packages.

The City currently offers three pre-approved
ADU floor plans, each with three elevation
styles. Due to popularity, a fourth plan is
scheduled to be adopted in 2026. These plans
may be used free of charge. Also, the City's
Zoning Ordinance provides less restrictive
requirements with regard to setbacks in the
required rear yard (VMC Section 17.12.100.B).

The City’s entire ADU Ordinance is found in
Chapter 17.14.

Enhancement Category 8: The Pre-Approved
ADU program supports Affirmatively Furthering
Fair Housing. The creation of free pre-approved
plans for ADUs provides more affordable
housing options in Higher Resource Areas that
may otherwise be out of reach for many
Moderate- and Lower-Income Households. As
seen in the ADU Production map in Appendix 7,
these homes are being constructed in high-
resource areas as well as in infill areas.

Enacted Website (Pre-
Approved ADUs)
Zoning Code
(VMC Sec.

17.12.100; Ch.

17.14)
Map
Website (Pre-
Approved Accessory
Dwelling Units)
VMC Section

17.12.100
VMC Chapter 17.14
Electronic copy of map
attached as Appendix 7
2813
3D Accelerating innovative housing
production through innovative
housing types (e.g., manufactured
homes, recreational vehicles, park
models, community ownership, and
other forms of social housing) that
reduce development costs.

The City has legally permissive actions / codes
for allowing manufactured homes as a
permanent permitted dwelling unit type.

Manufactured homes are allowable in any zone
which permits residential uses with adherence to
the City’s adopted design criteria and objective
design standards (VMC Chapter 17.12,

17.32.110).

Enacted Zoning Code
(VMC Ch. 17.12;
Sec. 17.32.110)
VMC Chapter 17.12
VMC Section

17.32.110
11 3E Measures that reduce costs for
transportation-related infrastructure
or programs that encourage active
modes of transportation or other
alternatives to automobiles.

Qualifying policies include, but are
not limited to, publicly funded
programs to expand sidewalks or
protect bike/micro-mobility lanes,
creation of on-street parking for
bikes, transit-related improvements,
or establishment of carshare
programs.

The City launched a micro transit service in
June 2025 (Visalia Connect) offering on-demand
ridesharing services with a fixed fare structure
that is significantly less than commercially
available services. The service provides travel
to anywhere within the city and to outlying
neighboring cities.

In addition to micro-transit, the City has
completed one community connectivity project
(Tulare Avenue Street Rehabilitation)
incorporating the installation of accessible
sidewalks, curb ramps, and protected bicycle
lanes. Furthermore, the City is in the process of
implementing five additionalCommunity
Connectivity Projects, with the Houston
Community project currently in public review and
the Highland Elementary Community project
being awarded design contract. The latter
community connectivity projects will result in
walking and biking improvements in
neighborhoods, with three of the five projects
centered around elementary schools.

Enhancement Category 2: The project is
consistent with state planning priorities,
particularly GC Section 65041.1(a), through
rehabilitation and redevelopment of existing
infrastructure to promote public health and
increased transportation options.

Enacted Websites Website (Visalia
Connect)
Website (Tulare
Avenue Street
Rehabilitation)
Website (Beyond Bike
Lanes; Goshen Visalia
Corridor Improvement
Project; Highland,
Houston, and
Washington
Elementary
Community
Connectivity Projects)
1212
3H Adoption of ordinances that reduce
barriers, beyond existing law, for the
development of housing affordable
to Lower-Income Households.

A subdivision streamlining ordinance was
adopted on June 15, 2026, and establishes a
process for “simple” single-family residential
subdivision maps up to 160 units that are
consistent with zoning and the general plan to
be approved through an administrative hearing
process in lieu of a public meeting, as well as
provisions for ministerial approval for maps
complying with SB 9 and SB 1123.

This ordinance reduces housing costs by, in
most project cases, eliminating public hearings,
publication of legal notices, reducing staff
processing time, and reducing uncertainties in
project approval. The ordinance is equally
applicable to subdivisions consisting of Lower-
Income Households.

In addition, a Zoning Text Amendment (pending
completion in December 2026) will increase the
unit threshold for by right processing (ministerial
approval) for a single multi-family residential
development, from 80 units to 200 units.

Enacted &
Proposed
City Council
Staff Report
Planning
Commission
Staff Report
Adopted
Ordinance

TCAC/HCD
Opportunity Map
Electronic copy of
Staff Reports,
Ordinance, and

TCAC/HCD
Opportunity Map
attached as Appendix 7
1713
Enhancement Category 7: The policy will assist
in increasing housing choices and affordability
through a ministerial approval process, in the
City where a majority of the land is within Higher
Resource areas. The attached TCAC
Opportunity Map, illustrated in the 2023 Housing
Element Update, illustrates that approximately
90% is the City is located within Higher
Resource Areas.
4C Demonstration of regular use or
planned regular use of funding (e.g.,
federal, state, or local) for
preserving assisted units at-risk of
conversion to market rate uses and
conversion of market rate uses to
units with affordability restrictions
(e.g., acquisition/rehabilitation). For
the purposes of this category,
“regular use” can be demonstrated
through the number of units
preserved annually by utilizing this
funding source.

The City has affordability restrictions to prevent
converting units to market rate, as demonstrated
with existing Homekey units that have been
converted to permanent supportive housing
units. Examples of Homekey projects in Visalia
are the Sequoia Lodge and Majestic Gardens.

Enhancement Category 8: The City’s
affordability restrictions support Affirmatively
Furthering Fair Housing through the expansion
of financing support to Lower-Income
Households.

Enacted Regulatory
Agreement
Electronic copies
attached as Appendix 7
2813
4G Prioritization of local general funds
to accelerate the production of
housing affordable to Lower-Income
Households.

The City has directed general fund money
towards the purchase of two lots for the
intended purpose to develop housing affordable
to Lower-Income Households, located on
Northwest 5th Avenue.

Enacted Purchase
Agreements
Electronic copies
attached as Appendix 7
22 4H Directed residual redevelopment
funds to accelerate the production of
affordable housing.

The City has directed residual redevelopment
funds to accelerate the production of affordable
housing, as demonstrated with the Lofts at Fort
Visalia project.

Enacted Residual
Payment Note;
Affordability
Breakdown
Electronic copies
attached as Appendix 7
11 4I Development and regular (at least
biennial) use of a housing subsidy
pool, local or regional trust fund, or
other similar funding source
sufficient to facilitate and support
the development of housing
affordable to Lower-Income
Households.

The City has dedicated a funding source,
specifically HOME funding, towards
development of housing that is affordable to
Lower-Income Households, as demonstrated
with the Rancho Colegio project and the
Crescent Meadows project.

Enacted Regulatory
Agreements
Electronic copies
attached as Appendix 7
11 4K Providing operating subsidies for
Permanent Supportive Housing.

The City has provided operating subsidies for
Permanent Supportive Housing via
Encampment Resolution Funding Rental
Assistance, as demonstrated with the Majestic
Gardens project.

Enhancement Category 8: The City’s
affordability restrictions support Affirmatively
Furthering Fair Housing through the expansion
of financing support to Lower-Income
Households.

Enacted Agreement Electronic copies
attached as Appendix 7
1812
4L Providing subsidies for housing
affordable to Extremely Low-Income
Households.

The City has provided operating subsidies for
extremely low-income (ELI) households via
Encampment Resolution Funding Rental
Assistance, as demonstrated with the Sequoia
Village to ELI households.

Enhancement Category 8: The City’s
affordability restrictions support Affirmatively
Furthering Fair Housing through the expansion
of financing support to Lower-Income
Households.

Enacted Agreement Electronic copies
attached as Appendix 7
1812
4M Other policies not described in
Categories (4)(A)-(L) of this section
that quantifiably promote, develop,
or leverage financial resources for
housing affordable to Lower-Income
Households.

The City's affordable housing developments
promote, develop, and leverage financial
resources for affordable housing and/or low-
income households, as demonstrated in its
Action Plan.

Enacted Annual Action
Plan FY 2026/27
Electronic copies
attached as Appendix 7
11 3818 57
Appendix 4: Examples of Prohousing Policies with Enhancement Factors If a Prohousing Policy incorporates any of the enhancement factors specified in the Scoring Criteria Enhancement Factors chart, it will receive extra points as indicated therein. Examples of such qualifying Prohousing Policies include the following:

Category 1: Favorable Zoning and Land Use
• Rezoning sufficient sites to accommodate 150 percent or greater of the Regional Housing Needs Allocation by total or income category, including sites in Location Efficient Communities.
• Rezoning sufficient sites to accommodate 150 percent or greater of the Regional Housing Needs Allocation by total or income category, including sites in High Resource and Highest Resource areas (as designated in the most recently updated TCAC/HCD Opportunity Maps).
• Rezoning to accommodate 125 to 149 percent of the Regional Housing Needs Allocation in downtown commercial corridors or other infill locations. • Expanding density bonus programs to exceed statutory requirements by 10 percent or more in Location Efficient Communities.
• Reducing or eliminating parking requirements for residential development as authorized by Government Code section 65852.2 in Location Efficient Communities. • Increasing allowable density in low-density, single-family residential areas beyond the requirements of state Accessory Dwelling Unit Law in High Resource and Highest Resource areas (as designated in the most recently updated TCAC/HCD Opportunity Maps).
• Modification of development standards and other applicable zoning provisions to promote greater development intensity in downtown commercial corridors or other infill locations.
• Coupling rezoning actions with policies that go beyond state law requirements in reducing displacement of lower-income households and conserving existing housing stock that is affordable to lower-income households.

Category 2: Acceleration of Housing Production Timeframes • Ministerial approval processes for multifamily housing in High Resource and Highest Resource areas (as designated in the most recently updated TCAC/HCD Opportunity Maps).
• Streamlined, program-level CEQA analysis and certification of specific plans in Location Efficient Communities.
• Documented practice of streamlining housing development at the project level in downtown commercial corridors and other infill locations. • Expedited permit processing for housing affordable to lower-income households in High Resource and Highest Resource areas (as designated in the most recently updated TCAC/HCD Opportunity Maps).

Category 3: Reduction of Construction and Development Costs • Fee waivers for affordable housing in High Resource and Highest Resource areas (as designated in the most recently updated TCAC/HCD Opportunity Maps). • Fee waivers or reductions for higher density housing in downtown commercial corridors or other infill locations.
• Measures that reduce costs and leverage financial resources for transportation-related infrastructure or programs in Low Resource and High Segregation & Poverty areas (as designated in the most recently updated TCAC/HCD Opportunity Maps). • Adoption of universal design ordinances to increase housing choices and affordability for persons with disabilities in High Resource and Highest Resource areas (as designated in the most recently updated TCAC/HCD Opportunity Maps). • Permitting innovative housing types, such as manufactured homes, recreational vehicles or park models, in High Resource and Highest Resource areas (as designated in the most recently updated TCAC/HCD Opportunity Maps).

Category 4: Providing Financial Subsidies
• Targeting local housing trust funds to acquisition or rehabilitation of existing affordable units, or to affordable units at risk of converting to market rate uses, in Low Resource and High Segregation & Poverty areas (as designated in the most recently updated TCAC/HCD Opportunity Maps).
• Marketing grants and other financial products for ADUs/JADUs in High Resource and Highest Resource areas (as designated in the most recently updated TCAC/HCD Opportunity Maps).
• Utilizing publicly owned land for affordable housing in High Resource and Highest Resource areas (as designated in the most recently updated TCAC/HCD Opportunity Maps).
• Establishment of an Enhanced Infrastructure Financing District or similar local financing tool in a Low Resource or High Segregation & Poverty area (as designated in the most recently updated TCAC/HCD Opportunity Maps). • Directing residual redevelopment funds or general funds to conservation or preservation of affordable housing in areas at high risk of displacement.

Appendix 5: Homeless Encampment Template
Subchapter 6.6 Prohousing Designation Program requires applicants to confirm that its treatment of encampments on public property complies with and will continue to comply with the constitutional rights of persons experiencing homelessness. An application must include a one-page summary demonstrating how the applicant has enacted best practices in their jurisdiction related to the treatment of unhoused individuals camping on public property, consistent with the United States Interagency Council on Homelessness’ “7 Principles for Addressing Encampments (June 17, 2022). The following template and certification are included to help jurisdictions meet this threshold.
• Principle 1: Establish a Cross-Agency, Multi-Sector Response to Encampments – Describe how system partners (name partners) work together to prioritize health and safety both for residents and unsheltered individuals. (350 characters max) The Visalia Homeless Outreach and Proactive Enforcement (HOPE) Team, Sweep Team, and Code Enforcement work together to address health and safety for residents and unsheltered people by removing encampments and providing storage for personal items.

They also work with service providers to conduct outreach to provide services and housing solutions.
• Principle 2: Engage Encampment Residents to Develop Solutions – Describe street outreach efforts to engage with encampment residents to find alternative shelter, housing, and service options using the housing first approach before an existing encampment is closed. (350 characters max)
Street outreach conducts weekly engagement with encampment residents notifying them of resources to find shelter, housing, and services using the housing first approach. Every Monday, the Kings/Tulare Homeless Alliance (KTHA) who serves as the local CoC holds an event to provide services and housing assessments to begin housing placement. • Principle 3: Conduct Comprehensive and Coordinated Outreach – Describe multidisciplinary connection strategies and linkages to resources and permanent housing solutions that is customized to individual needs. If applicable, describe how the jurisdiction uses the coordinated entry system to connect individuals to resources and permanent housing. (350 characters max)
The City partners with the local CoC KTHA who oversees the Coordinated Entry System (CES) for the bi-county region that coordinates people to permanent housing solutions based on their individual needs. A vulnerability assessment is conducted to determine a person’s unique needs and match them with the most appropriate support and housing options.
• Principle 4: Address Basic Needs and Provide Storage – Describe efforts to meet basic needs, health, safety, and access to storage (timeframes) for people experiencing unsheltered homelessness while creating clear pathways to permanent housing. (350 characters max)
City partners provide basic needs for people in encampments such as daily meal assistance from the Bethlehem Center and the Visalia Rescue Mission. The Kaweah Health Street Medicine conducts street health screenings and services. The Visalia Navigation Center provides storage to hold belongings while creating clear pathways to permanent housing.
• Principle 5: Ensure Access to Shelter or Housing Options – Describe how low barrier resources to housing and supportive services are communicated to encampment residents. Include how strategies involve alternative measures to criminalization, focusing on service engagement and harm reduction. (350 characters max) The City in partnership with CSET opened the Visalia Navigation Center (VNC) in 2024, which is a 20,000 sq. ft. low-barrier navigation center for people experiencing homelessness in encampments. The VNC provides harm reduction care that meets people where they are and serves as a pathway to social services and permanent housing placement.
• Principle 6: Develop Pathways to Permanent Housing and Supports – Describe Housing First strategies emphasizing low barriers, a harm-reduction model, and services to support people obtaining permanent housing more efficiently. Identify efforts to align federal, state, and local funding/programs to provide clear pathways to permanent housing. (350 characters max)
The City utilized ERF funds to develop the Visalia Navigation Center to provide harmreduction interim housing, the Majestic Gardens project to provide 42-units of permanent supportive housing, and a rapid-rehousing program to assist people obtain permanent housing more efficiently that align with federal, state, and local funding programs. • Principle 7: Create a Plan for What Will Happen to Encampment Sites After Closure – Describe plans for former encampment spaces (long-term solutions to prevent encampments from reoccurring). Include efforts to emphasize safety, accessibility, and inclusivity that improve infrastructure. Example: Communities can include curb cuts to increase mobility access and enhanced lighting to encourage safety. (350 characters max) The City partners with CSET to administer the Environmental Cleanup Opportunities (ECO) program, which is a litter abatement paid training program for people experiencing homelessness that can assist restoring encampment sites to their original intended use.

The City is also adding fences and lighting to encampment sites to enhance safety.

Certification and Authorization:

Signature of Authorized Representative Date
Appendix 6: Public Participation Checklist
Pursuant to Sections 6601, 6602, and 6605, applicants are required to demonstrate how they have engaged in a “Diligent Public Participation Process.” Please complete this checklist, and sign, to confirm that the applicant has complied with this requirement. Attach and reference any comments you received during the process.

Regulation Text Explanation Yes No
Outreach through a
variety of methods and
languages to ensure
access to the public
process and provide
opportunities for public
input.

Applicant should use methods such as newspaper
ads, email, social media, fliers, etc., to inform the
public that an application has been drafted and
posted for public comment. Language access
should reflect languages spoken in your local
community and should be available in multiple
languages in print media or upon request for digital
media.
☒ ☐
Specific effort to engage
all segments of the
community, including
individuals or
representatives of lowerincome and special
needs households, forprofit and non-profit
developers, and special
needs service providers.

Individuals and organizations representing lowerincome and special needs households, for-profit and non-profit developers, and special needs
service providers should be engaged, informed of,
and offered an opportunity to comment on the
application. Outreach lists utilized for Housing
Element compliance would suffice.
☒ ☐
Availability of the draft
document to the public,
including notification to
interested parties and all
segments of the
community, for thirty (30)
calendar days and
subsequent versions for
seven (7) calendar days.

Applicants should post the application in print and
digital forms, collect comments, and incorporate
those comments into the application if necessary.

Making the application available to the public could
be satisfied by posting the application online and/or
announcements through other mediums (e.g., local
newspapers) so long as these forums include
diverse segments of the community, including
individuals or representatives of lower-income and
special needs households, for-profit and non-profit
developers, and special needs service providers.
☒ ☐
Public hearings and
informative meetings.

For the purposes of satisfying this requirement, a
City Council or Board of Supervisors meeting
informing the public of the jurisdiction's intent to
submit a Prohousing Designation Program
application, in addition to any subsequent meetings
necessary to make revisions in response to public
comment, will satisfy this requirement.
☒ ☐
Consideration of
comments, including
incorporation of
comments into a
jurisdiction's application
and Prohousing Policies
as appropriate.

Provide all comments received with a description
of how the comment was incorporated into the
application. If the comment is not appropriate for
incorporation, please describe why.
☒ ☐
Certification and Authorization:

Signature of Authorized Representative Date
Appendix 7: Additional Information and Supporting Documentation

Visalia City Council
Staff Report
Visalia City Council
707 W. Acequia
Visalia, CA 93291
File #: 25-0686 Agenda Date: 3/2/2026 Agenda #: 4.

Agenda Item Wording:

Subdivision streamlining ordinance discussion - Provide staff direction toward initiating a zone text amendment within Visalia Municipal Code Title 16 (subdivision ordinance) based on multiple factors including, but not limited to, changes in planning and zoning law; consistency with zoning ordinance changes; streamlining of subdivision review. This item is scheduled for the Work Session; if not completed, it may be continued during the Regular Session portion of this meeting.

Agenda Date: 03/02/2026
Prepared by:

Jarred Olsen, AICP, Principal Planner, [email protected], (559) 713-4449 Paul Bernal, Planning and Community Preservation Director, [email protected], (559) 713- 4025
Department Recommendation:

Receive staff report and presentation and provide staff with direction on a subdivision streamlining ordinance.

Summary:

The State of California Housing and Community Development Department (“HCD”) is encouraging local agencies to find ways to reduce government constraints on the supply of housing, and is offering grants to local agencies that qualify for a “Prohousing Designation” by HCD. In seeking ways to facilitate housing by reducing “barriers” to housing developments, staff has identified methods to streamline the subdivision mapping process and would like Council’s input and direction on whether to prepare an ordinance to implement some or all of these methods. Staff is seeking direction from Council on the following:

1. Would Council support an amendment to the subdivision ordinance to subject the following types of subdivisions to a streamlined process?
a. Residential tentative maps of 80 lots or 80 units or less, that do not require a General Plan Amendment, annexation (prezone), change of zone, conditional use permit, variance, or a planned unit/residential development permit (“other discretionary permits”). b. Non-residential tentative maps (i.e., parcel maps for commercial/industrial developments), that do not require other discretionary permits (CUP, Variances, etc.).

2. Would Council support identifying a designated official as an administrative staff-level advisory agency for the streamlined process?

3. Would Council support establishing an administrative hearing process where noticing is limited to nearby property owners and residents?
Staff and Planning Commission recommend that City Council initiate a streamlining ordinance based Visalia City Council Page 1 of 9 Printed on 2/27/2026
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Motion: BP/EHS Vote: 5-0
Approved as recommended plus 20%
03/02/2026
File #: 25-0686 Agenda Date: 3/2/2026 Agenda #: 4.
on information provided in the staff report.

If authorized to proceed, staff will commence with outreach to stakeholders to inform them of this update as a draft ordinance is being worked on and prior to scheduling the proposed ordinance for public hearing with Planning Commission and City Council.

Background Discussion:

The California legislature has made several changes to the process of regulating the design and improvement of residential subdivisions with the intent on streamlining the process for “missing middle” housing that is, housing that meets the density identified in the General Plan but may have difficulty developing due to a site’s small size. “Missing middle” housing can consist of duplexes, triplexes, quadplexes, zero lot line homes, and townhouses. These include “urban lot splits”, duplexes on single-family lots, and small lot starter homes.

The State has also been asking local jurisdictions to reduce governmental constraints to housing developments. As part of the City’s 6th Cycle Housing Element, staff identified new policies and programs to help further promote the development of housing. These are as follows:
· HE Policy 1.4 - The City shall encourage a mix of residential development types in the city, including single family homes, on a variety of lot sizes, as well as townhomes, row houses, live -work units, planned unit developments, accessory dwelling units, and multi-family housing. · HE Policy 5.8 - The City shall work to remove governmental constraints to housing development.
· HE Program 1.3 Conditional Use Permit Process - “[…] In response to current constraints identified by stakeholders related to multi-family development on large lots, the City shall amend the zoning code to establish objective design standards and increase the maximum unit threshold for by-right processing from 80 units to 200 units.” · HE Program 3.17 Planning for Large Sites - “[…] adopt incentives to encourage the development of large RHNA sites (over 10 acres) potentially including, but not limited to, expedited approval of lot splits or creation of new parcels; waiving of the public hearing requirement related to parcel maps […]”
Consistent with HE Policy 5.8, staff has identified a potential avenue to reduce governmental constraints to housing developments by streamlining the subdivision process by eliminating review for certain types of mapping projects from a public meeting.

On January 12th and February 9th, staff provided Planning Commission with a Work Session staff report and presentation regarding direction and input on a potential Subdivision Streamlining Ordinance and process that could be drafted and potentially considered for Council adoption.

During these Work Session discussions, several items were discussed, as noted below:

1. Would Planning Commission support a Subdivision Streamlining Ordinance to streamline:
a. Residential tentative maps of no greater than 80 lots or 80 units, without other discretionary permits?
b. Nonresidential tentative maps, without other discretionary permits? c. Tentative maps of any size, consistent with an applicable Specific Plan? d. Minor modifications to approved tentative maps?

2. Would Planning Commission support identifying a designated official as an administrative staff Visalia City Council Page 2 of 9 Printed on 2/27/2026
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File #: 25-0686 Agenda Date: 3/2/2026 Agenda #: 4.

2. Would Planning Commission support identifying a designated official as an administrative staff -level advisory agency for the streamlined process?

3. Would Planning Commission support a streamlined process that limited noticing to nearby property owners and residents?
At the February 9, 2026 meeting, Commissioners voted 4-0 (one Commissioner absent) to put forth a recommendation to such a streamlining process with respect to questions 1a, 1b, 2, and 3. While their vote was unanimous, some Commissioners shared concerns regarding this type of process and the impacts it could create by potentially eliminating the public hearing process. Concerns raised by some Commissioners include:

1. Delegating the approval process to a designated official could be demanding on that staff person especially if that designated official has a significant workload.

2. A streamlined process could deprive the public of the opportunity to comment on a project or could limit the public’s ability to engage in ensuring the project’s impacts are adequately addressed.

3. The ability to have the designated official remain impartial.

Staff’s analysis and response to these concerns are discussed below. Staff intends to return to Planning Commission to further discuss questions 1c and 1d, at a later date, as staff concluded, based on comments received by the Commission, that staff’s effort on a potential streamlined approach for residential subdivision maps and nonresidential tentative maps should focus on these types of projects that are “simplistic” and do not have other entitlements associated with them.

Based on information provided below, staff would seek direction from the Council on the following questions:

Question 1a: Would Council support an amendment to the Subdivision Ordinance to subject residential tentative maps of 80 lots or 80 units or less, that do not require a General Plan Amendment, annexation (prezone), change of zone, conditional use permit, variance, or a planned unit/residential development permit (“other discretionary permits”), to a streamlined process?
Question 1b: Would Council support an amendment to the Subdivision Ordinance to subject nonresidential tentative maps, without other discretionary permits, to a streamlined process? Staff Analysis: Currently multifamily development projects in multifamily zones are approved administratively if the development is equal to or less than 80 units and comply with the City’s General Plan and Zoning requirements. Multifamily projects larger than the 80 unit threshold, or seek deviations from standards, require a Conditional Use Permit and a public hearing in front of the Planning Commission.

Staff reviewed this 80 unit metric for housing and concluded that by applying the same or similar standard to residential subdivisions (i.e., 80 lots/units or less), it could help facilitate an incentive to developers to develop long-forgotten infill sites, and to encourage developers to submit development proposals that don’t require other discretionary permits.

Over the past decade, staff has identified 10 residential subdivisions, averaging approximately 34 lots per subdivision, that would have benefited from such a process. These identified subdivisions are included in Exhibit “A”. Because these tentative maps were simplistic, did not have any other entitlement request associated with the maps, and complied with all adopted and/or codified Visalia City Council Page 3 of 9 Printed on 2/27/2026
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File #: 25-0686 Agenda Date: 3/2/2026 Agenda #: 4.
entitlement request associated with the maps, and complied with all adopted and/or codified standards, staff concludes these types of maps could have benefited from a “streamlined” process.

With respect to non-residential tentative maps, staff has identified three non-residential maps as examples which are included in Exhibit “B”. It is estimated that there are twenty non-residential maps processed during this same timeframe that could have benefited from a “streamlined” process as well.

Most non-residential projects are not subject to a discretionary process; however, the subdivision of land typically is. The City has historically required a public hearing for these projects, which adds additional layers of staff time and preparation. These projects, like the residential subdivision projects described above, do not request other discretionary permits that would warrant Planning Commission’s review and approval (i.e., CUP, variance, PRD, etc.). These non-residential parcel splits generally consist of subdividing existing developed commercial, office or industrial land for the purpose of sale, lease, or finance. If a non-residential development was seeking to subdivide land that required a discretionary permit, such non-residential parcel splits would not be subject to a streamlining process and would require Planning Commission’s review and approval.

Essentially, the criteria for these small and simple maps would be as follows:

1. The site is located within City limits, and thus does not need an annexation;

2. The proposed land uses and densities/intensities are consistent with the General Plan, and thus do not need a General Plan amendment;

3. The proposed uses are permitted in the applicable zoning district, and thus do not need a change of zone or Conditional Use Permit;

4. The project meets the City’s adopted standards for lot area, width, depth, public street frontage, and development engineering standards, and thus did not need a variance, exception to objective design standards, or planned unit/residential development permit; and,

5. With respect to the residential tentative subdivision maps, authorized development of a unit count equal to or less than the City’s by-right approval limit of 80 dwelling units in multifamily zones.

Recommendation: Direct staff to consider drafting an ordinance, for future consideration, on a streamlining process to facilitate the review and approval process for these small and simple subdivisions because they do not require permits that would otherwise require Planning Commission’s approval.

Please note Planning Commission was split on these questions, and their concerns revolved around staff demand, the ability to remain impartial, and concern of considering comments received by the public. Staff’s response can be found below under the “concerns from Planning Commission” section of the staff report.

Question 2: Would Council support identifying a designated official as an administrative stafflevel advisory agency for the streamlined process? Staff Analysis: The Subdivision Map Act allows City Council to delegate subdivision decision-making to an advisory agency, which is defined as “a designated official or an official body charged with the duty of making investigations and reports on the design and improvement of proposed divisions of real property, the imposing of requirements or conditions thereon, or having the authority by local ordinance to approve, conditionally approve or disapprove maps.” City Council currently does this by Visalia City Council Page 4 of 9 Printed on 2/27/2026
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File #: 25-0686 Agenda Date: 3/2/2026 Agenda #: 4.
ordinance to approve, conditionally approve or disapprove maps.” City Council currently does this by delegating this task to the Planning Commission.

The Planning Commission and staff recommend that a designated official could be designated as the advisory agency for review and approval for small and simple subdivisions and/or simple nonresidential tentative parcel maps. The benefit of having a “designated official” as the decisionmaker is their technical expertise and availability. A designated official could be the City Manager or their designee (ex. Assistant City Manager, or Director) . Allowing a designee is important as impartiality is a requirement-a staff person could be disqualified if a conflict of interest arose (i.e. owned property near the project site). Given that no additional permits are needed for these types of tentative maps, the “designated official” could make decisions on these applications. These decisions would be made administratively, which means that decision is rendered in writing, not at a scheduled public meeting.

Alternatively, and not recommended by Planning Commission or staff, an official body or committee could be formed, that could consist of anyone, such as staff, community members, planning commissioners, councilmembers, or other technical experts. Committees, with multiple persons serving, potentially offer a wider range of opinions, and a quorum can still be established in the event of a conflict of interest, which could ensure decisions are made without delays. However, finding members to sit on the committee, scheduling (and rescheduling) the committee, establishing sufficient quorum to start the meeting, making the meeting open to the public to allow for the viewing of the committee’s deliberation in order to comply with the Brown Act, and the staff resources necessary to carry out those tasks, runs counter to the intent of streamlining the process and could be viewed that this committee would be no different than having these types of maps heard by the Planning Commission.

Recommendation: Direct staff to consider drafting a streamlining subdivision/parcel map ordinance that includes a “designated official”, preferably listing the City Manager or their designee, as the decisionmaker to review and approve simple subdivision maps and non-residential tentative parcel maps.

Question 3: Would Council support establishing an administrative hearing process where noticing is limited to nearby property owners and residents? Staff Analysis: Reviewing jurisdictions who have a process that codifies “simple” mapping processing and delegates the approvals to a “designated official”, staff has outlined a preliminary review of how this process could be reviewed through an administrative hearing process that does not require a public meeting. Below is the process, which also includes deviations to the current existing “mapping” process which are noted in italicized font:

1. A subdivision proposal is received and reviewed by Site Plan Review staff.

2. Once Site Plan Review staff issues a “Revise and Proceed”, the applicant prepares and submits a Tentative Map application and its associated exhibits, documents, and any additional material as required.

3. Staff formally reviews the proposal and verifies the application for completeness within 30 days (which is consistent with Permit Streamlining Act [Government Code Section 65920]).

Once the application has been determined to be complete, the applicant is notified.

4. Staff conducts the necessary environmental analysis and the necessary project analysis/evaluation along with conditions of project approval.

5. Notice is sent out to the applicant and nearby property owners and residents within 300 feet of Visalia City Council Page 5 of 9 Printed on 2/27/2026
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5. Notice is sent out to the applicant and nearby property owners and residents within 300 feet of the property about the tentative map, its environmental impact determination under CEQA, and a pending decision. Ten (10) days (20 to 30 days if not exempt from CEQA) are given to the applicant or any interested individuals or parties to review the proposal and staff’s analysis on the City’s website, provide comment, and request notification of the decision (if desired).

No notice is placed in the newspaper which is authorized under CEQA Guidelines Section 15072(b)(3).

6. After the above notification time has elapsed, the designated official considers:
o the proposal,
o staff’s analysis, including environmental analysis, and o comments received from the applicant and the public.

Once all information is reviewed, the designated official makes an administrative decision. A resolution of that decision and the findings made by the designated official would be prepared.

A notice is sent to the applicant and those that requested notification of the decision and their findings. A 10-day appeal period would then commence.

7. Similar to the Site Plan Review appeal process, any appeal received during the 10-day period would be referred to the Planning Commission for review (Section 17.28.050 of the Zoning Ordinance). Notice of a public hearing would be provided to the applicant, mailed to property owners and residents with 300-feet of the project site or interested parties that requested to be notified if a decision is appealed, and noticed in the local newspaper. The process of appeals to City Council would remain the same as defined in Section 17.02.145 of the Zoning Ordinance.

The primary difference between this “streamlined” approach and what is currently practiced is the method of noticing and hearing. This process avoids costly newspaper notices (approximately $500 to $700 per project) that generally carry a six day lead time before it appears in the newspaper, which needs to be considered by staff in coordinating the dates for publishing notice with the date of the public hearing. Under this proposal the hearing would be conducted in writing, rather than in a public meeting. As noted below under the proposed benefits, City staff anticipate that the proposal would reduce the processing time for qualifying projects by as much as thirty days.

If an individual that receives a notice is not interested in the project, they need not respond to the notice. They will not receive notification of the decision. This is akin to receiving a public hearing notice now.

If an individual wishes to provide a comment, they can do so up until the time of the decision being made. This is akin to attending a public hearing now.

If an individual wishes to appeal the decision, they can do so up until the 10th day after the decision is made. This is akin to appealing a determination by the Site Plan Review staff.

The Planning Commission unanimously agreed to this approach.

Concerns from Planning Commission
Additional Demand on Staff:

In the past 10 years, staff identified about 10 residential subdivisions totaling 344 dwelling units (or Visalia City Council Page 6 of 9 Printed on 2/27/2026
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In the past 10 years, staff identified about 10 residential subdivisions totaling 344 dwelling units (or 34 dwelling units per year) that would have benefitted from such a streamlining provision. In the same time period, subdivisions totaling approximately 6,200 dwelling units were approved. Less than six percent of the housing units constructed would have been streamlined.

With respect to non-residential parcel maps, the majority of these applications are noncontroversial as they generally seek to subdivide previously developed land for sale, lease, or finance, and only under rare circumstances would authorize development (and are not proposed for streamlining.) The majority of staff’s time is spent ensuring that adequate access is provided to each parcel and maintenance of common spaces is required.

Staff estimate that this proposal would reduce demands on city staff. Approximately five hours of staff time per application would be saved if a public hearing was not required, and therefore staff disagrees that a streamlining process would be burdensome. For these reasons, staff recommends that a streamlined process includes, at minimum, the projects discussed in Question 1a and 1b.

Staff Impartiality
Planning staff are employees who make or influence governmental decisions and thus are required under the California Fair Political Practices Act to submit a Statement of Economic Interest, also known as the Form 700. The Form 700 provides transparency and ensures accountability in two ways:

1. It provides necessary information to the public about an official’s personal financial interests to ensure that officials are making decisions in the best interest of the public and not enhancing their personal finances.

2. It serves as a reminder to the public official of potential conflicts of interest so the official can abstain from making or participating in governmental decisions that are deemed conflicts of interest.

Staff is already required to acknowledge conflicts of interest when assigned to a project. As discussed under Question 2, the administrative hearing process would allow for the designated official to delegate their decision-making responsibility on a case-by-case basis to avoid conflicts of interest.

For this reason, staff recommends that a streamlined process includes, at minimum, the projects discussed in Question 1a and 1b and a designated official as described in Question 2.

Receptiveness to Public Comment
No matter who the designated official is, they are required to receive public comment, whether that comment is received at a public meeting or in written format, and that a decision is made after receiving and considering those comments. The proposed process under Question 3 would allow the public to review the application and staff’s analysis for ten days prior to the decision being made. This amount of time is already afforded to the public. Comments would be received in written format, which would be forwarded to the decisionmaker for consideration.

For this reason, staff recommends that a streamlined process includes, at minimum, the projects discussed in Question 1a and 1b, a designated official as described in Question 2, and a written administrative hearing process as described in Question 3.

Visalia City Council Page 7 of 9 Printed on 2/27/2026
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Benefits
Reduced Processing Time. For these small and simple maps, staff anticipates reducing the timeframe to approval by about a month, given that staff can initiate an administrative hearing without worrying about the typical twice-per-month Planning Commission schedule.

Housing Accountability Act. This housing provision requires that the City make a determination for small housing projects that they comply, conform, or are consistent with all applicable plans, regulations, programs, ordinances, etc. within 30 days of the complete development application, or else the application is deemed to comply, conform, or are consistent with said requirements [Gov.

Code § 65589.5 subdivision (j)(2)(A)(i)]. A more streamlined process can help staff make that determination more quickly.

Compliance with Processing Timeframes. The Subdivision Map Act requires that a tentative map be decided on within 50 days of a complete application, which begins once a project has completed its environmental review, or else it is deemed approved. With projects that are exempt from CEQA, which small projects are more likely to be, that timing is even more critical.

Prohousing Designation. While the City has not pursued this, efforts such as this would increase the likelihood of receiving a Prohousing Designation from the California Department of Housing and Community Development. A benefit of this designation, aside from additional points for grants for affordable housing in the City, is that the City would be eligible to receive over $750,000 in planning and implementation grants to help promote and construct affordable housing. In 2024, Tulare County received its designation and was awarded $1.1 million in grants.

Next Steps
Should City Council direct staff to move forward with a subdivision streamlining ordinance, staff will conduct outreach to local stakeholders to discuss the finer details with respect to the types of subdivisions to be streamlined, and the procedures for processing and noticing. Once complete, staff will begin drafting an ordinance which will be available for public comment prior to scheduling any future public hearing before the Planning Commission and City Council for adoption.

Fiscal Impact including annual maintenance and operating costs: None at this time. If an ordinance was adopted, staff anticipates operational cost savings on a per-application basis, although the streamlining measure could encourage the submittal of more applications.

Prior Council Action:

On December 1, 2023, City Council adopted the City’s 6th Cycle Housing Element, which included the aforementioned HE Policy 5.8.

Alternatives: Per Council direction.

Recommended Motion (and Alternative Motions if expected):

I move to direct staff to begin the preparation of a subdivision streamlining ordinance for future consideration that will also address:

1. Residential tentative maps of 80 lots or 80 units or less, that do not require a general plan amendment, annexation (prezone), change of zone, conditional use permit, variance, or a planned unit/residential development permit (“other discretionary permits”).

2. Identifying a designated official as an administrative staff-level advisory agency for the Visalia City Council Page 8 of 9 Printed on 2/27/2026
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2. Identifying a designated official as an administrative staff-level advisory agency for the streamlined process.

3. Includes provisions establishing an administrative hearing process where noticing is limited to nearby property owners and residents.

Environmental Assessment Status: N/A
CEQA Review: The requested action, directing staff to prepare an ordinance amendment for review, would be considered not a project under the California Environmental Quality Act (CEQA) because the proposed subdivision ordinance amendment would not cause either a direct or a reasonably foreseeable indirect physical change in the environment. Once an ordinance amendment is brought back to City Council, it be reviewed for environmental impacts under CEQA. It is assumed, at this point in time, that the ordinance amendment would not be considered a project under CEQA because the City would continue to have the discretion and authority to mitigate environmental impacts of each individual project under CEQA, where discretion is afforded to the City.

Deadline for Action: N/A
Attachments:

1. Exhibit “A” - Residential Tentative Subdivision Maps

2. Exhibit “B” - Nonresidential Tentative Maps
Strategic Goal:
☒
Economic
Vitality
☒
Organizational
Excellence
☒
Fiscal
Strength
☐
Infrastructure
& Growth
☒
Quality
of Life
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SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS W
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SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS 5434 SF
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INSTALL 6'-8"
BLOCK WAL 36.34' 50.13' 50.00' 51.48'

91.75'

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BEING A PORTION OF SECTION 14, TOWNSHIP 18 SOUTH, RANGE 24 EAST, MOUNT DIABLO MERIDIAN IN THE CITY OF VISALIA, COUNTY OF TULARE, STATE OF CALIFORNIA.

JENNINGS ESTATE

TENTATIVE SUBDIVISION MAP
NOVEMBER, 2024

AUTHORIZED AGENT

AW ENGINEERING
810 W. ACEQUIA AVE
VISALIA, CA 93291
(559) 713-6139

LAND SURVEYOR
BRIAN S. BORUM LS
1445 W. GRAND AVE STE C
GROVER BEACH, CA 93433
(805)270-4154
OWNER:

SHEET 1 OF 1
L.S. 8006
BRIA N S . BO RUM
L IC

E NS ED L A ND S URV EY
O R

S T A T E O F C A L I FO RNIA

BENCHMARK
CITY BENCHMARK NO. 71

PK NAIL IN TOP OF CURB EAST RADIUS POINT
ELEV=338.394'

BASIS OF BEARINGS

LOCAL STREETS
10'
6" SUB-GRADE @ 95% RC
AB
10' 20'
5' SIDEWALK
CITY STD. CONC. CURB
20'
AC
5' PARKWAY
30' 30'

SOUTHEAST CORNER OF THE INTERSECTION

SUBJECT
PARCEL

FLOODNOTE

AS DELINEATED ON THE FEDERAL INSURANCE

ADMINISTRATIONS FLOOD INSURANCE RATE MAPS,
EFFECTIVE DATE JUNE 16, 2009 FOR TULARE COUNTY,
CALIFORNIA (COMMUNITY NO. 065066), PANEL NO.
06107C0935E, THE PROPERTY SHOWN ON THIS MAP

LIES WITHIN FLOOD HAZARD AREAS DESIGNATED AS
ZONE X.

THE SOUTH LINE OF THE SW 1/4 OF SECTION 21
TOWNSHIP 18 SOUTH, RANGE 25 EAST WHICH BEARS N89°53'40"W, PER PARCEL MAP 2380, REC. IN BK 24 OF PARCEL
MAPS, PAGE 81, T.C.R.

TI = 5.5 RVALUE = TBD N. CAIN STREET

HOUSTON AVE

HAROLD AVE
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PROSPECT
AVENUE
E. PARKER
COURT N.CAIN STREET
N. CAIN STREET
10'
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EX 5' PARKWAY

EX CITY STD. CONC. CURB
20'
EX, AC
EX 5' SIDEWALK
30' 30'

LOOKING NORTH
S1.5% S1.5%
EX.5' SIDEWALK

ALLEN WILLIAMS
2042 NORTH QUINCY ST
VISALIA, CA 93291
0 1" =
40' 40'
40'
20'
N
E.BUENA VISTA BEN MADDOX WAY

VINE STREET
ST. JOHNS PKWY
5' 5' N.REGINA ST.

PROSPECTAVENUE
APN: 098-470-001
EXISTING ZONING DESIGNATION: SINGLE FAMILY RESIDENTIAL
EXISTING USE: SINGLE FAMILY RESIDENTIAL/AGRICULTURE
PROPOSED USE: SINGLE FAMILY RESIDENTIAL
NET/GROSS AREA : 4.36 ACRES ±
ELECTRICITY: SOUTHERN CALIFORNIA EDISON
WATER: CALIFORNIA WATER
SEWER: CITY OF VISALIA
REFUSE: CITY OF VISALIA
TELEPHONE: AT&T
GAS: SO CAL GAS
CATV: SPECTRUM
STORM WATER: CITY OF VISALIA
TOTAL LOTS : 22 LOTS
RESIDENTIAL DENSITY: 5.05 UNITS/ACRE
FLOOD ZONE : X
SETBACKS:
10' STREET SIDE YARD, OTHERWISE 5' SIDE YARD
25' REAR YARD
15' FRONT LIVING, 22' FRONT GARAGE

SITE INFO
10'

OUTLOT 'A'
R/W
R/W
P/L

TO BE REMOVED

AND REPLACED
NEW 5' SIDEWALK

PER COV STD

NEW COV BLOCK

WALL DETAIL
68 SET NOT FOR CONSTRUCTION
For planning purposes only, do not scale drawings
324 S Santa Fe, STE A
Visalia, CA
559.802.3052
[email protected]
www.4-creeks.com

TENTATIVE SUBDIVISION MAP
P1.0
8312 S.F.
1 6490 S.F.
2 6566 S.F.
3 6567 S.F.
4 7915 S.F.
14 6215 S.F.
13 6922 S.F.
12 7884 S.F.
11 5250 S.F.
5 5000 S.F.
6 5000 S.F.
7 5000 S.F.
8 5000 S.F.
9 5157 S.F.
15 5021 S.F.
16 5036 S.F.
17 5050 S.F.
18 5064 S.F.
19 5078 S.F.
20 5321 S.F.
21 5563 S.F.
6291 S.F. 26
27 6627 S.F.
28 7173 S.F.
29 7284 S.F.
30 5025 S.F.
35 5000 S.F.
34 5000 S.F.
33 22787 S.F.
32 25245 S.F.
31 61'
13' 108'
68'
128'
50'
128'
50'
131'
14' 16' 20'
131'
50'
131'
50'
131'
50'
28' 50' 53'
68'
108' 14' 16' 42'
120'
50'
120'
51'
130'
50'
130'
32' 21'
148'
50'
148'
54'
46' 50' 50' 22'
14'
90'
100'
43'
100'
50'
22'
100'
50'
50'
100'
50'
50'
100'
50'
46'
93' 17'
70'
90'
14' 42'
100'
52'
50'
101'
50'
50'
101'
50'
50'
101'
50'
50'
101'
50'
50'
102'
50'
102'
16' 26' 14'
90'
54'
121'
50'
101'
54'
124' 15'
35'
121'
9' 43'
140'
50'
124'
50'
146'
50'
140'
42' 8'
146'
50'
146'
50'
100'
51'
100'
50'
100'
50'
100'
33' 17'
100'
50'
100'
45'
36'
35' 50' 50'
136'
179'
100'
50 50' 50' 15' '
153'
165'
136' 17'
6439 S.F.
10 5906 S.F.
24 9416 S.F.
23 7812 S.F.
22 5143 S.F.
25 52'
71'
36'
45' 33'
88'
100'
100'
42'
88' 17' 50' 50'
32'
124'
100'
100'
90'
48'
124'
119'
90'
54'
26'
46'
101'
50'
71'
101'
10' DEDICATION TO
CITY OF VISALIA 30'
60'
60'
30' 20'-30' DEDICATION

E ROOSEVELT AVE TO CITY OF VISALIA

E SANDERS CT

E DOUGLAS AVE

N SIMON ST
R20'
R52'
R20'
R20'
R20' R20'

SIDEWALK TO BE TRANSITIONED FROM

BACK OF CURB TO BACK OF PARKWAY

AREA PER CURRENT LOCAL CITY
STANDARDS. PRECISE ALIGNMENT TO
BE DETERMINED DURING CIVIL DESIGN. 69°'
R/W

CITY STANDARD

CURB & GUTTER

PARKWAY

SIDEWALK
R/W
2 LANE LOCAL - RESIDENTIAL
CITY OF VISALIA P-1 STREET STANDARD

SIDEWALK

PARKWAY

CITY STANDARD

CURB & GUTTER
NORTH
0' 40'
VICINI

CITY OF

VISALIA

LOVERS LANE

HOUSTON AVE

TEAKWOO
BEING A PORTION OF PARCELS 32 AND
103 OF MAPS, AT PAGE 28, TCR. LOCA
SECTION 27, TOWNSHIP 18SOUTH, RAN

COUNTY OF TULA
ENTITLEMENTS REQUIRED:
- TENTATIVE SUBDIVISION MAP
SITE INFORMATION:

APN:

TOTAL AREA:

FLOOD ZONE:

JURISDICTION:

EXISTING ZONING:

PROPOSED ZONING:

EXISTING GENERAL PLAN:

PROPOSED GENERAL PLAN:

EXISTING USE:

PROPOSED USE:

TENTATIVE S
8312 S.F.
1 6490 S.F.
2 6566 S.F.
3 6567 S.F.
4 7915 S.F.
14 6215 S.F.
13 6922 S.F.
12 7884 S.F.
11 5250 S.F.
5 5000 S.F.
6 5000 S.F.
7 5000 S.F.
8 5000 S.F.
9 5157 S.F.
15 5021 S.F.
16 5036 S.F.
17 5050 S.F.
18 5064 S.F.
19 5078 S.F.
20 5321 S.F.
21 5563 S.F.
6291 S.F. 26
27 6627 S.F.
28 7173 S.F.
29 7284 S.F.
30 5025 S.F.
35 5000 S.F.
34 5000 S.F.
33 22787 S.F.
32 25245 S.F.
31 13
108'
68'
128'
128'
50'
131'
131'
50'
131'
131'
50'
28' 50' 53'
68'
108' 14' 16' 42'
120'
50'
120'
51'
130'
50'
130'
32' 21'
148'
50'
148'
54'
46' 50' 50' 22'
100'
43'
100'
50'
22'
100'
50'
50'
100'
50'
50'
100'
50'
46'
93' 17'
70'
42'
100'
52'
50'
101'
50'
50'
101'
50'
50'
101'
50'
50'
101'
50'
50'
102'
50'
102'
16' 26' 14'
90'
54'
121'
50'
101'
54'
124' 15'
35'
121'
9' 43'
140'
50'
124'
50'
146'
50'
140'
42' 8'
146'
50'
146'
50'
100'
51'
100'
50'
100'
50'
100'
33' 17'
100'
50'
100'
45'
36'
35' 50' 50'
136'
179'
100'
50 50' 50' 15' '
153'
165'
136' 17'
6439 S.F.
10 5906 S.F.
24 9416 S.F.
23 7812 S.F.
22 5143 S.F.
25 52'
71'
36'
45' 33'
88'
100'
100'
42'
88' 17' 50' 50'
32'
124'
100'
100'
90'
48'
124'
119'
90'
54'
26'
46'
101'
50'
71'
101'
10' DEDICATION TO
CITY OF VISALIA 30'
60'

E SANDERS CT

E DOUGLAS AVE

N SIMON ST
R20'
R52'
R20'

SIDEWALK TO BE TRANSITIONED FROM

BACK OF CURB TO BACK OF PARKWAY

AREA PER CURRENT LOCAL CITY
STANDARDS. PRECISE ALIGNMENT TO
BE DETERMINED DURING CIVIL DESIGN. 69°'
R/W

CITY STANDARD

CURB & GUTTER

PARKWAY

SIDEWALK
R/W
2 LANE LOCAL - RESIDENTIAL
CITY OF VISALIA P-1 STREET STANDARD

SIDEWALK

PARKWAY

CITY STANDARD

CURB & GUTTER
NORTH
0' 40'

VICINITY MAP

CITY OF

VISALIA

LOVERS LANE

HOUSTON AVE PROJECT LOC
103 OF MAPS, AT PAGE 28, TCR. LOCATED IN THE SOUTH 1
2 OF THE
SECTION 27, TOWNSHIP 18SOUTH, RANGE 25 EAST, MDB&M, IN TH

COUNTY OF TULARE, STATE OF CALIFORNIA
ENTITLEMENTS REQUIRED:
- TENTATIVE SUBDIVISION MAP
SITE INFORMATION:

APN: 103-280-032, 10
TOTAL AREA: 7.26 AC. (GROS
FLOOD ZONE: X, AE
JURISDICTION: CITY OF VISALIA
EXISTING ZONING: R-1-5
PROPOSED ZONING: R-1-5
EXISTING GENERAL PLAN: LOW DENSITY R
PROPOSED GENERAL PLAN: LOW DENSITY R
EXISTING USE: VACANT
PROPOSED USE: SINGLE-FAMILY

CROSS SECTIONS
8312 S.F.
1 6490 S.F.
2 6566 S.F.
3 6567 S.F.
4 7915 S.F.
14 6215 S.F.
13 6922 S.F.
12 7884 S.F.
11 5250 S.F.
5 5000 S.F.
6 5000 S.F.
7 5000 S.F.
8 5000 S.F.
9 5157 S.F.
15 5021 S.F.
16 5036 S.F.
17 5050 S.F.
18 5064 S.F.
19 5078 S.F.
20 5321 S.F.
21 5563 S.F.
6291 S.F. 26
27 6627 S.F.
28 7173 S.F.
29 7284 S.F.
30 5025 S.F.
35 5000 S.F.
34 5000 S.F.
33 22787 S.F.
32 25245 S.F.
31 13
108'
68'
128'
128'
50'
131'
131'
50'
131'
131'
50'
28' 50' 53'
68'
108' 14' 16' 42'
120'
50'
120'
51'
130'
50'
130'
32' 21'
148'
50'
148'
54'
46' 50' 50' 22'
100'
43'
100'
50'
22'
100'
50'
50'
100'
50'
50'
100'
50'
46'
93' 17'
70'
42'
100'
52'
50'
101'
50'
50'
101'
50'
50'
101'
50'
50'
101'
50'
50'
102'
50'
102'
16' 26' 14'
90'
54'
121'
50'
101'
54'
124' 15'
35'
121'
9' 43'
140'
50'
124'
50'
146'
50'
140'
42' 8'
146'
50'
146'
50'
100'
51'
100'
50'
100'
50'
100'
33' 17'
100'
50'
100'
45'
36'
35' 50' 50'
136'
179'
100'
50 50' 50' 15' '
153'
165'
136' 17'
6439 S.F.
10 5906 S.F.
24 9416 S.F.
23 7812 S.F.
22 5143 S.F.
25 52'
71'
36'
45' 33'
88'
100'
100'
42'
88' 17' 50' 50'
32'
124'
100'
100'
90'
48'
124'
119'
90'
54'
26'
46'
101'
50'
71'
101'
10' DEDICATION TO
CITY OF VISALIA 30'
60'

E SANDERS CT

E DOUGLAS AVE

N SIMON ST
R20'
R52'
R20'

SIDEWALK TO BE TRANSITIONED FROM

BACK OF CURB TO BACK OF PARKWAY

AREA PER CURRENT LOCAL CITY
STANDARDS. PRECISE ALIGNMENT TO
BE DETERMINED DURING CIVIL DESIGN. 69°'
R/W

CITY STANDARD

CURB & GUTTER

PARKWAY

SIDEWALK
R/W
2 LANE LOCAL - RESIDENTIAL
CITY OF VISALIA P-1 STREET STANDARD

SIDEWALK

PARKWAY

CITY STANDARD

CURB & GUTTER
NORTH
0' 40'

VICINITY MAP

CITY OF

VISALIA

LOVERS LANE

HOUSTON AVE PROJECT LOCATION
TULARE
COUNTY
103 OF MAPS, AT PAGE 28, TCR. LOCATED IN THE SOUTH 1
2 OF THE NORTHEAST 1
4 OF
SECTION 27, TOWNSHIP 18SOUTH, RANGE 25 EAST, MDB&M, IN THE CITY OF VISALIA,

COUNTY OF TULARE, STATE OF CALIFORNIA
ENTITLEMENTS REQUIRED:
- TENTATIVE SUBDIVISION MAP
SITE INFORMATION:

APN: 103-280-032, 103-280-081
TOTAL AREA: 7.26 AC. (GROSS) ±
FLOOD ZONE: X, AE
JURISDICTION: CITY OF VISALIA
EXISTING ZONING: R-1-5
PROPOSED ZONING: R-1-5
EXISTING GENERAL PLAN: LOW DENSITY RESIDENTIAL
PROPOSED GENERAL PLAN: LOW DENSITY RESIDENTIAL
EXISTING USE: VACANT
PROPOSED USE: SINGLE-FAMILY RESIDENTIAL
69 8'' SS 8'' SS
8'' SS 8'' SS 8'' SS 8'' SS

60.0'

CENTERLINE

CENTERLINE
SIDNEY ST.

WREN AVE.

SECTION LINE
SHIRK ST. (RD. 92)

NOT A PART
302.96 OG
302.81 OG
302.78 OG
302.82 OG
303.11 EP
303.44 FNC
302.83 OG
302.78 OG
303.07 EP
303.28 FNC
303.06 RD
303.04 EP
303.16 RD
303.06 OG
303.88 FNC
302.85 OG
302.75 OG
302.80 OG
302.88 OG
302.92 OG
303.62 FNC
302.96 RD
303.22 RD
303.17 RD
303.22 RD
303.08 RD
303.24 RD
303.18 RD
303.92 FNC
303.67
303.58 RD
HP
302.74 OG
303.21 HP
301.61 FL PIPE
303.14 HP
301.92 TOE
303.64 HP
302.95 OG
303.28 RD
303.42 RD
302.56 OG302.59 OG
302.52 OG
302.64 OG
302.56 OG
302.51 OG
303.20 RD
303.05 RD
302.54 OG
303.03 RD
303.11 RD
302.54 OG
302.57 OG
303.09 RD
302.42
303.41 OG
P
303.39 EP
303.41 P
302.50 OG
302.47 OG
303.31 EP
303.60 CR
302.61 OG
303.36 EP
303.64 CR
301.90 OG
303.74 CR
303.22 EP
303.33 EP
301.85 OG
303.26 EP
301.95 OG
302.44 OG
302.57 OG
303.38 EP
303.71 CR
302.20 OG
302.88 RD
303.09 OG
303.88 CR
302.84 RD
303.07 RD
303.47 RD
303.27 EP
302.05 OG
303.36 EP
302.00 OG
303.42 OG
303.18 HP
302.54 HP
302.58 HP
301.94 TOE
302.10 TOE
303.13 OG
302.88 OG
302.89 OG
302.78 OG
302.73 OG
302.70 OG
303.00 RD
302.58 OG
302.52 OG
302.66 RD
302.60 OG
302.51 OG
302.78 RD
302.94 RD
302.95 OG
303.54 RD
303.89 CR
302.15 OG
302.71 OG303.53 EP303.88 CR
302.59 OG
303.08 OG
303.64 EP
303.93 CR
303.45 EP
303.38 EP
301.89 OG
303.30 EP
301.78 OG
302.57 OG
303.15 OG
303.48 EP
303.93 CR
302.65 OG
302.81 OG
303.61 EP
304.14 CR
303.32 EP
301.71 OG
303.54 EP
301.66 OG
E
126
303.70

TEMPOARY BENCHMARK
(E) E (E) E (E) E (E) E
(E) CVIN (E) CVIN (E) CVIN (E) CVIN (E) CVIN (E) CVIN (E) CVIN

UNDERGROUND

AT&T CABLE

AT&T TELEPHONE

PEDESTAL

ELECTRICAL
VAULT
18"Ø Oak Tree
46'±Ø Drip
24"Ø Oak Tree
36'Ø Drip
4"Ø Oak Tree
28'Ø Drip
15"Ø Oak Tree
32'Ø Drip
24"Ø Oak Tree
36'Ø Drip
(E) AT&T (E) AT&T (E) AT&T (E) AT&T (E) AT&T (E) AT&T (E) AT&T (E) AT&T

OIL/DIRT ROAD
APPROXIMATE POWER POLE LOCATION.

POWER POLES TO BE RELOCATED.

APPROXIMATE POWER
POLE LOCATION.

POWER POLE TO BE
UNDERGROUNDED.

PROPERTY LINE

40.0'
R/W

FUTURE R/W

CENTERLINE

24.0'
EXIST. IOD PER
RECORDED MAP 41-81

18.0'

FUTURE DEDICATION

STREET A

CENTERLINE

30.0' 42.0'

10.0'

PARK STRIP

12.0'
FUTURE CITY STD.

CURB & GUTTER

32.0'

AC DIKE

CONNECT TO PROPOSED
SHIRK ST. IMPROVEMENTS

60.0' 30.0' 40.0'
R50.0'
R53.0'
R50.0'

60.0'

30.0'

40.0'
CITY STD. C-4 CURB
& GUTTER; (TYP.)

PREVIOUSLY DEDICATED
LOT A

56.0'

28.0'

36.0'
70' 50' 50' 54' 50'
92'
31'
50'
7781 S.F.
18 50'
7' 3 4' 14'
58'
48'
6524 S.F.
22 5000 S.F.
21 5314 S.F.
20 5600 S.F.
19 100'
94'
112'
112'
R35.0'
7327 S.F.
17 7384 S.F.
8 3 4'
46' 50' 6'
31' 92'
66'
30'
94'
31'
46' 50' 50'
6532 S.F.
13 5000 S.F.
14 5304 S.F.
15 5600 S.F.
16 101'
50' 50' 54' 50'
142'
30'
93'
112'
112'
5731 S.F.
12 6181 S.F.
11 5676 S.F.
10 5676 S.F.
9 47'
58'
14' 142' 114'
54' 51'
114'
66' 50' 50' 54' 50' 114' 114' 114' 114'

BLUE BORDER
(E) 8'' SS (E) 8'' SS 8'' SS

CONNECT TO PHEASANT RIDGE
(SAN MARINO) PHASE 1 EXIST.

SEWER LINE.

R20.0'
(TYP.)
8'' SS 8'' SS 8'' SS 8'' SS 8'' SS
R/W

INSTALL TEMPORARY
TURNAROUND PER CITY STD. P-18
6707 S.F.
7 56' 55' 55' 55' 5
5' 5
5'
6757 S.F.
1 6477 S.F.
2 6172 S.F.
3 5938 S.F.
4 5785 S.F.
5 5712 S.F.
6 120'
52'
21'
68' 31' 47' 55' 55' 55' 55' 55' 55'
125'
115'
110'
106'
104'
103'
120'
115'
110'
106'
104'
103'
NOTE:CONSTRUCTION OF ANY STRUCTURES
ON LOT 12 WILL BE RESTRICTED UNTIL THE

TEMPORARY TURNAROUND IS NO LONGER
NEEDED IN THIS LOCATION.
±2%
SHIRK ST.

LOOKING NORTH
±2% 1.5%

7.0' 5.0' 5.0' 7.0'
110.0'
R/W
CL
R/W

10.0'

LANDSCAPE LOT

BLOCK WALL
CITY STD. CURB
& GUTTER
CITY STD.

SIDEWALK

12.0'

1.5% 1.5% 1.5% 2%

TYPICAL INTERNAL STREET
CITY STD. CURB & GUTTER
CITY STD.

SIDEWALK
2% 1.5% 1.5%

10.0' 20.0' 20.0'

60.0'
R/W
CL

10.0'
R/W

1.5% 1.5%

5.0' 5.0'

TYPICAL INTERNAL STREET
2%

STREET A
FUTURE CITY STD.

CURB & GUTTER
FUTURE CITY STD.

SIDEWALK
2% 1.5% 1.5%

10.0' 20.0' 20.0'

60.0'
R/W
CL

10.0'
R/W

1.5% 1.5%

LOOKING WEST
FUTURE

12.0' 12.0' 5.0' 5.0'

FUTURE PAVEMENT

SECTION

32.0'
CITY STD. CURB & GUTTER
CITY STD.

AC DIKE SIDEWALK
NORTH
40' 0' 40'
PREPARED BY:
324 S. SANTA FE, STE. A
P.O. BOX 7593
VISALIA, CA 93292
TEL: 559.802.3052
FAX: 559.802.3215
SAN MARINO - PHASE 4

TENTATIVE SUBDIVISION MAP
BEING A DIVISION OF A PORTION OF SEC. 22, T. 18 S., R. 24 E., M.D.B. & M., IN THE CITY OF VISALIA, COUNTY OF TULARE, STATE OF CALIFORNIA.

SEPTEMBER 29, 2022
SITE DATA:

APN: 077-650-001
GROSS ACREAGE: ±4.30 AC.

NET ACREAGE: ±3.11 AC.

PROPOSED LOTS: 22
EXISTING ZONING: R-1-5
PROPOSED ZONING: R-1-5
FLOOD ZONE: X
GENERAL PLAN: LOW DENSITY RESIDENTIAL
EXISTING USE: VACANT
PROPOSED USE: LOW DENSITY RESIDENTIAL
PROPOSED MAINTENANCE: CITY OF VISALIA
UTILITIES:

SEWER SERVICE: CITY OF VISALIA
WATER SERVICE: CALIFORNIA WATER SERVICE COMPANY
STORM DRAIN SERVICE: CITY OF VISALIA
ELECTRICITY: SOUTHERN CALIFORNIA EDISON COMPANY
NATURAL GAS: SOUTHERN CALIFORNIA GAS COMPANY
TELEPHONE: AT&T (TBD)
REFUSE: CITY OF VISALIA
LOT DATA:

MINIMUM LOT AREA: 5,000 S.F.

MAXIMUM LOT AREA: 7,781 S.F.

AVERAGE LOT AREA: 6,099 S.F.

TOTAL LOT AREA (AC.): ±3.11 AC.

LOTS PER GROSS AREA: 5 LOTS PER ACRE

CITY OF

VISALIA

PROJECT LOCATION
SIDNEY ST.

WREN AVE.

MODOC CT./ AVE. DENTON ST.

SHIRK ST. (RD. 92)

VICINITY MAP
SCALE: 1" = 500'
RIGGIN AVE.
70 DEDICATION TO THE CITY OF VISALIA
(9,386 SF)

R/W R/W R/W R/W

R/W R/W

R/W R/W R/W

R/W R/W R/W R/W R/W

R/W R/W R/W R/W
R/W
R/W

R/W R/W

R/W R/W R/W R/W R/W R/W R/W R/W

R/W R/W R/W
12017 S.F.
11 11575 S.F.
12 6342 S.F.
6 6344 S.F.
7 6347 S.F.
8 6349 S.F.
9 6331 S.F.
2 6760 S.F.
10 6334 S.F.
3 6337 S.F.
4 6339 S.F.
5 7638 S.F.
1 2562 S.F.

LOT C
2675 S.F.

LOT B
1354 S.F.

LOT A
6751 S.F.
46 6751 S.F.
55 6751 S.F.
28 6751 S.F.
37 7398 S.F.
50 7397 S.F.
51 7399 S.F.
33 7399 S.F.
32 6751 S.F.
49 6751 S.F.
52 6751 S.F.
31 6751 S.F.
34 6751 S.F.
48 6751 S.F.
53 6751 S.F.
35 6751 S.F.
30 6751 S.F.
47 6751 S.F.
54 6751 S.F.
29 6751 S.F.
36 6751 S.F.
43 6751 S.F.
58 6751 S.F.
40 6751 S.F.
25 6751 S.F.
45 6751 S.F.
56 6751 S.F.
27 6751 S.F.
38 6751 S.F.
44 6751 S.F.
57 6751 S.F.
39 6751 S.F.
26 7479 S.F.
42 7481 S.F.
59 7479 S.F.
24 7481 S.F.
41 5500 S.F.
21 5846 S.F.
13 5500 S.F.
20 5500 S.F.
19 5500 S.F.
18 5500 S.F.
17 1189 S.F.

LOT D
5500 S.F.
16 6613 S.F.
23 5500 S.F.
15 5500 S.F.
22 5500 S.F.
14 117' 16' 49'
51' 14' 172'
10'
62' 50' 50' 50' 50' 50' 50' 50' 50' 60' 146'
100'
165' 60' 50' 50' 50' 50' 50' 50' 50' 50' 50' 62'
10'
15'
45' 50' 50' 50' 50' 50' 50' 50' 50' 12'
127'
127'
127'
127'
127'
127'
127'
24'
127'
127'
112' 21'
224'
23'
8'
21'
110' 110' 21'
15'
45' 54' 54' 54' 54' 54' 54' 54' 50'
16'
230' 16' 15' 45' 54' 54' 54' 54' 54' 54' 54' 50'
21'
110' 110' 21'
15'
45' 54' 54' 54' 54' 54' 54' 54' 50'
16'
117' 16' 125' 125'
125' 125' 60' 54' 54' 54' 54' 54' 54' 54' 60'
125' 125'
45' 54' 54' 54' 54' 54' 54' 54' 50'
125' 125' 60' 54' 54' 54' 54' 54' 54' 54' 60'
125' 125' 125' 125'
125' 125' 125' 125'
125' 125' 125' 125'
125' 125'
125' 125'
125' 125'
125' 125'
125' 125' 125' 125'
16'
1 115' 115'
6'
16'
1 115' 115'
6'
15'
50' 50' 50' 50' 50' 45' 14' 50' 50' 50' 50' 110' 110' 110' 24' 110'
110'
110'
110'
16' 95' 100'
21'
110'
110'
110'
APN 101-050-040 3.52 AC NOT A PART
REMAINDER 3.95 AC
PORT. APN 101-050-043 NET 11.16 AC
CITY OF VISALIA APN: 101-050-044 1.25 AC.

TULARE AVE. CENTERLINE PALM STREET

VELIE STREET
VISTA ST.

HOWARD AVE.

CENTERLINE

CREEKSIDE PARK

60.00'

84.00'

60.00'

INSTALL BLOCK WALL
PER CITY STD.

INSTALL WOOD
FENCE PER CITY STD.

INSTALL WOOD FENCE
PER CITY STD.
353 SF OF EXISTING CITY

R/W TO BE RELINQUISHED

TO NEW PROPERTY OWNER
VISTA STREET CROSS SECTION LOOKING NORTH TULARE AVENUE CROSS SECTION LOOKING EAST LOCAL ROAD (60' ROW)

LENNAR - TULARE AVE

TENTATIVE SUBDIVISION MAP NORTH
60' 0' 60'
MARCH 19, 2021
BEING A DIVISION OF A PORTION OF THE S 1/2 SEC. 14, T.18S., R.24E., M.D.B. & M., IN THE CITY OF VISALIA, COUNTY OF TULARE, STATE OF CALIFORNIA.

VICINITY MAP
SCALE: 1"=
1 2 MILE

PROJECT LOCATION
LEGEND
APN: 101-050-043 & 44
ACREAGE: 16.35
PROPOSED LOTS: 59
FLOOD ZONE: X02
EXISTING ZONING: R-1-5
PROPOSED ZONING: R-1-5
GENERAL PLAN: LOW DENSITY RESIDENTIAL
ELECTRICITY: SOUTHERN CALIFORNIA EDISON
ZONING: CAL WATER
TELEPHONE: AT&T (TBD)
REFUSE: CITY OF VISALIA
NATURAL GAS: SOUTHERN CALIFORNIA GAS
EXISTING USE: VACANT
PROPOSED USE: LOW DENSITY RESIDENTIAL
PROPOSED MAINTENANCE: CITY OF VISALIA

NET ACREAGE
R-1-5 12.41 AC 59 UNITS 4.75 DU/A
TYPICAL LOT SIZES:
50'X100' 5,000 SF 59 UNITS
UTILITIES:

STORM WATER: CONNECTION LOCATED IN TULARE AVE.

SEWER: CONNECTION LOCATED IN TULARE AVE 8" SS PIPELINE
WATER: 12" WATER TIE INTO EXISTING WATER LINE IN TULARE AVE.

LOT A-D: DEDICATED TO CITY OF VISALIA LLD
PREPARED BY:
324 S. SANTA FE, STE. A
P.O. BOX 7593
VISALIA, CA 93292
TEL: 559.802.3052
FAX: 559.802.3215

CITY OF VISALIA TULARE COUNTY
SR 198

TULARE AVE LOVERS LANE
71 H Y D E P A R K E S T A T E S , U N I T N O . I I I VICINITY MAP 1 8 7 6 5 4 3 2 R O N O C O U R T D O U G L A S A V E N U E SCALE: 1" = 40'

H Y D E P A R K E S T A T E S ,
U N I T N O . I FLOOD ZONE: 'AE' PREPARED BY: NEIL ZERLANG - LAND SURVEYOR TENTATIVE SUBDIVISION MAP ZONE: 6,000 SF MIN. SITE AREA ASSESSOR'S PARCEL NO.: 085-390-042 (PORTION) PREPARED FOR: G.J. GARDNER HOMES P A R C E L M A P 5175 PARCEL 1 P A R C E L M A P 5 1 7 5 P A R C E L 2 TEAGAN RANCH 72 73
74 75
76 77
78 N89° 17' 52"E 110.60'
R2
R8
R7
FOUND 3/4IN IRON PIPE TAGGED L.S. 5985,
PER RECORD OF SURVEY REC. IN BOOK
21, LICENSED SURVEYS, PAGE 33, TCR
15 SM27-93 PEPPERTREE STREET
30' 30'
9149.12'
R1
N89° 36' 54"E 178.47' (N89° 36' 54"E 178.47)

65.01'
N77° 02' 06"E 4.57'
PARCEL 1
PARCEL 2
9,777 SF. ±
N0° 00' 00"E 21.06' 14,315 SF. ±
N0° 00' 00"E 19.50'
N90° 00' 00"W 62.00'
C10
C9
C6
C5
N3° 18' 12"W 97.10'
N87° 16' 58"E 14.55'
N3° 18' 12"W 0.55'
N87° 16' 58"E 25.52'
N87° 16' 58"E 19.29'
N2° 52' 05"W 263.50' (N2° 52' 05"W 263.50')
N0° 00' 00"E 174.91' (N0° 00' 00"E 174.91')
N0° 00' 00"E 50.08'
C2 (C3)
R3R4
R5
R6
R9
R10
R11
R12

62.00'

98.82'

11.08'

PROPERTY LINE

TO BE REMOVED

PROPERTY LINE

TO BE REMOVED
N15° 10' 38"E 25.22'
(N15° 10' 38"E 25.22') C1
114.38'
PARCEL 3
72,590 SF. ±
Radial Table
#
R1
R2
R3
R4
R5
R6
R7
R8
R9
R10
R11
R12
Bearing
S14° 36' 38"W
N25° 41' 03"W
S02° 43' 02"E
N86° 41' 48"E
N80° 54' 13"E
N02° 43' 02"W
S00° 35' 28"E
N00° 23' 06"W
N90° 00' 00"E
N06° 22' 46"E
N06° 22' 46"W
N90° 00' 00"W

CURVE TABLE
CURVE #
C1
C2
C3
C4
C5
C6
C7
C8
C9
C10
DELTA
40°17'42"
60°30'39"
60°30'39"
20°12'57"
89°24'50"
96°22'46"
0°12'22"
0°12'22"
96°22'46"
96°22'46"
LENGTH
105.49'
158.42'
158.42'

52.92'

7.02'

7.57'

10.56'

7.57'

7.57'
RADIUS
150.00'
150.00'
150.00'
150.00'

4.50'

4.50'
2,935.18'
2,935.18'

4.50'

4.50'
40' 40'

BASIS OF BEARINGS

BASIS OF BEARINGS IS THE EAST LINE OF THE REMAINDER PARCEL OF PARCEL MAP 5371, RECORDED IN BOOK 54 OR PARCEL MAPS AT PAGE 79, TCR. TAKEN AS N2° 52' 05W
PARCEL MAP NO.

BASIS OF BEARINGS
PREPARED BY:

FAX: 559.802.3215
TEL: 559.802.3052
VISALIA, CA 93292
324 S. SANTA FE ST., STE. A
P.O. BOX 7593
SHEET 3 OF 3
LEGEND
( )

FOUND MONUMENT AS DESCRIBED
FOUND 3/4" IRON PIPE TAGGED "PLS 8163" SET PER
PARCEL MAP NO. 5371 REC. IN BK. 54 OF PARCEL MAPS
AT PG. 79, TCR
SET 3/4" IRON PIPE TAGGED "PLS 8163" DOWN 6IN
RECORD DATA PER PARCEL MAP NO. 5371 REC. IN BK.
54 OF PARCEL MAPS AT PG. 79, TCR

TULARE COUNTY RECORDS

SHADED LINE INDICATES SUBDIVISION BOUNDARY
ACCESS RIGHTS RELINQUISHED PER DOC. NO.
94-092499, O.R.

TCR

IN THE CITY OF VISALIA, COUNTY OF TULARE, STATE OF CALIFORNIA

TENTATIVE
79 TENTATIVE PARCEL MAP 23-XX
FOR

CENTRAL POINT III
PREPARED JANUARY 2023 BY GALLOWAY & COMPANY, INC.

SCALE: 1"=200'
0 50 100 200
AVENUE 320 NORTH PLAZA DRIVE

RIVERWAY AVENUE NORTH KELSEY STREET WEST RIGGIN AVENUE
80 Map Streamlining
Discussion
City Council
March 2, 2026
Planning Division
81 WHY WE’RE HERE TONIGHT
• The State is asking jurisdictions to reduce governmental constraints to housing • Our Housing Element asks us to identify constraints to housing and seek to minimize them • Staff has identified a time and cost-saving measure by streamlining the approval of small and simple subdivisions, both residential and nonresidential • Staff is seeking your authorization to pursue this measure 82 THE QUESTIONS WE WILL BE ASKING YOU

1. Would Council support an amendment to the Subdivision Ordinance to subject the following types of subdivisions to a streamlined process? a. Residential tentative maps of 80 lots or 80 units or less, that do not require a General Plan Amendment, Annexation (Prezone), Change of Zone, Conditional Use Permit, Variance, or a Planned Unit/Residential Development permit (“other discretionary permits”).
b. Non-residential tentative maps (i.e., parcel maps for commercial/industrial developments), that do not require other discretionary permits (CUP, Variances, etc.). 83 THE QUESTIONS WE WILL BE ASKING YOU

2. Would Council support identifying a designated official as an administrative staff-level advisory agency for the streamlined process?

3. Would Council support establishing an administrative hearing process where noticing is limited to nearby property owners and residents?
84 WHAT WE’VE IDENTIFIED
• 6% of lots in residential subdivisions approved in the past 10 years complied with all requirements
✓ Complied with plans, policies, regulations, and standards ✓ No other permit was needed that otherwise required Planning Commission’s approval • Most nonresidential parcel splits do not authorize development; simply establish new parcels for sale, lease or finance
• These can be streamlined if approved administratively; avoids scheduling and noticing a public hearing; reduces approval by about a month
85 SMALL AND SIMPLE SUBDIVISION CRITERIA
• Complies with General Plan’s density and intensity requirements • Uses proposed are principally permitted in the zone district • Complies with City engineering standards and Subdivision Ordinance requirements • No deviation requests that otherwise require Planning Commission’s approval • Residential development: Unit count equivalent or less than multifamily administrative approval threshold (80 dwelling units)
86 QUESTIONS 1a. & 1b.

1. Would Council support an amendment to the Subdivision Ordinance to subject the following types of subdivisions to a streamlined process? a. Residential tentative maps of 80 lots or 80 units or less, that do not require other discretionary permits.
b. Non-residential tentative maps that do not require other discretionary permits. 87 P L A N N I N G D I V I S I O N

S A N M A R I N O ( S H I R K S / O R I G G I N )
visalia.gov
✓ Met GP density requirements
✓ Met minimum lot area, width, and
depth requirements
✓ Met City engineering standards
✓ Met City subdivision standards
✓ No deviation or variances to
standards
88 P L A N N I N G D I V I S I O N

C A N D E L A S I I ( T U L A R E E / O L O V E R S L A N E ) visalia.gov
✓ Met GP density requirements
✓ Met minimum lot area, width, and
depth requirements
✓ Met City engineering standards
✓ Met City subdivision standards
✓ No deviation or variances to
standards
89 STAFF ANALYSIS (Residential Maps):
• Staff identified 80 lot/unit “threshold” could be applied to residential subdivisions • The 80-unit metric is the threshold currently applied to by-right multifamily developments • This could help facilitate an incentive to develop infill sites / bypass parcels • No deviation requests that otherwise require Planning Commission’s approval 90 P L A N N I N G D I V I S I O N
visalia.gov
✓ Met minimum lot area, width, and
depth requirements
✓ Met City engineering standards
✓ Met City subdivision standards
✓ No deviation or variances to
standards
✓ Existing development
D D G 6 9 7 V ( R I G G I N A N D P L A Z A )
91 P L A N N I N G D I V I S I O N
visalia.gov
✓ Met minimum lot area, width, and
depth requirements
✓ Met City engineering standards
✓ Met City subdivision standards
✓ No deviation or variances to
standards
✓ Existing development

C A P R O C K ( P L A Z A A N D K I B L E R )
92 STAFF ANALYSIS (Nonresidential Maps):
• Most nonresidential projects not subject to discretionary review • These maps generally consist of subdividing commercial, office, industrial sites • Most of these sites tend to be developed already
• Again, no deviation requests that otherwise require Planning Commission’s approval 93 QUESTION 2. APPROVAL BODY

2. Would Council support identifying a designated official as an administrative staff-level advisory agency for the streamlined process?
94 STAFF ANALYSIS (Approval Body):
• The Designated Official could be the City Manager, the Director, City Planner, Principal Planner, or their designee(s)
• Technical expertise – No training needed
• Availability – Administrative decisions not limited to twice a month • Ability to delegate – Manages conflicts of interest
95 STAFF ANALYSIS (Approval Body):
• An Official Body could comprise of anyone, much like the Planning Commission. • Wider array of opinions available
• Finding members to sit on committee, train them, establishing quorum, setting a schedule, and making the meeting open to the public to comply with the Brown Act would make this administratively burdensome and run counter to the intent of a streamlining process.

Staff recommends that the Designated Official approach be chosen. 96 QUESTION 3. PROPOSED ADMINISTRATIVE HEARING PROCESS

3. Would Council support establishing an administrative hearing process where noticing is limited to nearby property owners and residents?
97 EXISTING PROCESS
Site Plan Review
Completeness Review
Project Review Environmental
Review
Public Hearing Notice
(Nearby Property
Owners, Residents,
Newspaper)
Planning Commission
Hearing Appeal Period
City Council
(if appealed)
98 PROPOSED PROCESS
Site Plan Review
Completeness Review
Project Review Environmental Review
Administrative Hearing
Notice
(Nearby Property
Owners and Residents)
Administrative Hearing
Decision Notice of Decision
Appeal Period
Planning Commission
City Council
(if appealed)
99 STAFF ANALYSIS (Administrative Hearing):
• An Administrative Hearing accomplishes the overall goals of existing process • Advance notice of a decision to be made (10 days), sent to nearby property owners and residents (300 feet)
• Staff report available for review
• Instructions on how to submit a comment or request to be notified of the decision • Ability to appeal
• No newspaper notices would occur
Staff recommends that Council selects an administrative hearing process with notices to nearby property owners and residents
100
PLANNING COMMISSION’S RECOMMENDATION AND

RESERVATIONS
Planning Commission voted unanimously to pass a recommendation, however with concerns in regards to:
• Staff workload
• Staff impartiality
• Limit public engagement
101

STAFF WORKLOAD
• Streamlining measures amounts to 6% of lot approved over the past 10 years • Nonresidential maps are generally noncontroversial
• Streamlining would remove administrative processes, not require these steps to be completed faster
• Newspaper noticing lead times
• Waiting for a public hearing date (twice per month)
• Approximately 5 hours saved per application
For these reasons, staff recommends a streamlined process includes, at minimum, the project types mentioned.
102

STAFF IMPARTIALITY
• Planning staff are employees that make or influence government decisions • Required under State law to file a Form 700
• Requires disclosures of personal financial interests
• Designated official can delegate on a case-by-case basis to avoid conflicts of interest For these reasons, staff recommends a streamlined process includes, at minimum, the project types mentioned by a designated official.
103

RECEPTIVENESS TO PUBLIC COMMENT
• Adequate notice would be provided
• Designated official required to consider public comments received • Appeal process to Planning Commission and City Council still available For these reasons, staff recommends a streamlined process includes, at minimum, the project types mentioned by a designated official, and a written administrative hearing process.
104

OTHER BENEFITS

1. Reduced processing time

2. Easier compliance with Subdivision Map Act

3. Easier compliance with Housing Accountability Act

4. Increased eligibility for grant funding
105

RECOMMENDED MOTION
I move to direct staff to begin the preparation of a
Subdivision Streamlining Ordinance for future
consideration that will also address:
106

RECOMMENDED MOTION

1. Nonresidential tentative maps and residential
tentative maps of 80 units or less, that do not
require other discretionary permits.
107

RECOMMENDED MOTION

2. Identifying a designated official as an
administrative staff-level advisory agency for the
streamlined process.
108

RECOMMENDED MOTION

3. Includes provisions establishing an administrative
hearing process where noticing is limited to
nearby property owners and residents.
109
Questions
&
Discussion
110

REPORT TO CITY OF VISALIA PLANNING COMMISSION
HEARING DATE: May 11, 2026
PROJECT PLANNER: Jarred Olsen, Principal Planner
Phone: (559) 713-4449
Email: [email protected]
SUBJECT: Subdivision Ordinance Amendment: A request by the City of Visalia to amend Visalia Municipal Code Title 16 (Subdivisions) to implement a subdivision streamlining ordinance (“SSO”).

STAFF RECOMMENDATION
Staff recommends that the Planning Commission adopt Resolution No. 2026-25, recommending that the City Council approve adoption of a Subdivision Ordinance amendment to implement a streamlined process for small and simple maps.

This recommendation is based on the findings contained therein and summarized as follows:
• The proposed amendments to the Subdivision Ordinance are consistent with the goals, objectives, and policies of the City’s General Plan, including the Housing Element. • The proposed amendments to the Subdivision Ordinance make various updates based on changes in state law and requested changes in city procedures.

RECOMMENDED MOTION
I move to recommend that the City Council approve the Subdivision Ordinance amendment based on the findings and conditions in Resolution No. 2026-25.

DEVELOPMENTS SINCE THE WORK SESSION
City Council Work Session
Last discussed with your Commission on February 9, 2026, staff provided your recommendations to City Council which reviewed the proposal on March 2, 2026 as a Work Session item. At that meeting, City Council voted unanimously to initiate a subdivision streamlining ordinance amendment (SSO) and to look into streamlining not just 6% of the lots approved in the past eight years but 20% of the lots approved in those years as an effort to see if more maps could qualify under a streamlined process. Furthermore, City Council determined that the City Manager (or their designee) could be the position that reviews subdivisions under a streamlined process, and found no issue with limiting notices to simply nearby property owners and residents. 20% Lots Calculation per Council Direction
Based on input received from City Council, staff evaluated the lot count necessary to capture approximately 20 percent of total lots processed. This analysis indicates that approximately 1,263 lots (20 percent) would need to be included. The closest practical breakpoint identified in the data would be a 160-lot threshold, which captures approximately 1,227 lots (19 percent) across those past projects. This would increase the number of maps that would have been subject to SSO from 10 maps (based on an 80-lot threshold) to 17 maps (based on a 160-lot threshold). Despite the lot percentage being tripled, the lot count threshold would only be doubled, and would equate to around 1.7 maps per year that would qualify under an SSO.

Based on this analysis, staff is recommending a 160-unit threshold since this amount resulted in both a closer percentage and absolute number of units. Table 1 below depicts the calculation and other related data.

Table 1. Residential Map and Lot Statistics
No. Maps No. Lots % of Total
Lots
Lot Count of
Largest Map
Total Maps 58 6,315
No Additional Entitlements
Required
22 2,143 34% 239
< 80 Lots 10 344 6% 73
20% of Lots Processed 1,263 20%
Nearest 20% 17 1,227 19% 160
The additional maps that would have been subject to SSO (seven in total) are included in Exhibit “A” for reference. These subdivisions met all City standards and exuded little controversy. The “Visalia 35” subdivision did receive some scrutiny from adjacent neighbors—however their concerns revolved around having multiple lots adjacent to a neighbor’s lot and did not revolve around subdivision approval findings that would have warranted the project be denied or modified. Adopting the proposed streamlining ordinance would not have precluded these neighbors from exercising their due process rights. Staff found no issue specific to the lot count or area that would warrant a different recommendation.

POTENTIAL FUTURE EFFECTS
Staff reviewed the Sites Inventory list found in the City’s adopted Housing Element to determine the impact the SSO could have on those sites. Table 2 below provides a breakdown of the number of sites and units that could be streamlined on those sites.

Table 2. Sites Eligibility by Streamlining Measure
Sites Acres Potential Units % of Total Units
Total Sites 186 609 7,869
R-S Sites 44 299 1,420 24%
SB 9 / Urban Lot Split 5 1 20 3%
SB 1123 / Small Lot Developments 17 23 115 9%
SSO-Eligible, 80 Lots 19 123 604 10%
SSO-Eligible, 160 Lots 1 35 96 1%
Not Eligible for Streamlining 2 117 585 1%
Of the 44 remaining R-S (single-family residential) zoned sites, which have an estimated capacity of 1,420 units, approximately 45% of those sites would be eligible for streamlining under this proposed ordinance. Increasing the threshold from 80 lots to 160 lots would likely only result in one additional map totaling 96 lots. A map depicting where these sites can be found in Exhibit “B”, in addition to sites that may be subject to the streamlining ordinance under other provisions required by State law (i.e., SB 9, SB 1123, etc.). The majority of these sites are located in the northeast quadrant of the city, generally around Goshen and Houston Avenues.

Only two R-S sites totaling 585 units would not be eligible for streamlining. These sites are 45 and 72 acres each, accommodating 225 lots and 360 lots, respectively. The smaller of the two sites was recently approved last August with the 320-lot “Ritchie Ranch” planned residential development.

Public Outreach
On April 16, 2026, staff met with members of the Building Industry Association of Tulare and Kings Counties to discuss the proposed streamlining ordinance. Questions asked revolved around the rationale for an 80-unit threshold. Reception was naturally overwhelmingly positive, and support to increase the 80-unit threshold was met with positive comments.

PROPOSED SUBDIVISION ORDINANCE CHANGES
The proposed subdivision ordinance changes to Chapter 16 “Subdivisions” can be found under Attachment “A” of the proposed resolution.

Tentative parcel maps and tentative subdivision maps sections were consolidated into Tentative Maps for sake of ordinance brevity. Review authorities were modified to reference the appropriate “Review Authority” or “Appeal Body” based on the associated subdivision application type.

Two new chapters are added to address Urban Lot Splits and Small Lot Developments, which are required by State law to be processed ministerially without a hearing. For these reasons, in addition to the limited review timeframe (and deemed-approved provisions if not processed timely), and to reflect current departmental practice, these are proposed to be approved by the City Planner. Additionally, staff is proposing to include tentative map extensions in the City Planner’s responsibilities.

Lastly, minor changes were made to reflect departmental practices and removal of internally-inconsistent language.

Table 3 below briefly summarizes the changes that are proposed in relation to the chapter of the Subdivision Ordinance proposed to be modified.

Table 3. Summary of Proposed Subdivision Ordinance Changes Chapter No., Title Changes

16.04, General Provisions • Tentative map responsibilities between Planning Commission and the City Manager (or their designee) are divided based on the proposed small and simple maps
threshold.
• Urban lot splits and small lot subdivision approvals are assigned to the City Planner, in addition to time extension for tentative maps.
• A review authority table is added based on the application type for quicker understanding of roles and responsibilities.

16.08, Definitions • Definitions are added to reflect new terms used in relation to urban lot splits and small lot developments.

16.12, Design and
Construction Standards
• References to the decision making body/official are
generalized to reduce confusion.

16.16, Tentative
Subdivision Maps
• This chapter title was revised to simply reference Tentative Maps, which are planning documents used to either create a Subdivision Map or Parcel Map.

Table 3. Summary of Proposed Subdivision Ordinance Changes Chapter No., Title Changes
• The timing of when staff reports are sent out for small and simple maps was revised.
• The hearing and noticing procedures for small and simple maps was revised.
• Duplicative procedure discussions revolving around
exceptions and variances were removed.

16.17, Urban Lot Splits • This is a new chapter designed to accommodate two-lot subdivisions proposed under SB 9 (2021).

16.18, Small Lot
Subdivision
• This is a new chapter designed to accommodate small lot subdivisions proposed under SB 683 and SB 1123.

16.20, Vesting Tentative
Maps

16.24, Final Maps
• Minor revisions are made consistent with changes above.

16.28, Parcel Maps • This chapter was revised to consolidate language with Tentative Maps, to focus primarily on the preparation and process of Parcel Maps (the Final Map of 4-lot subdivisions.) • Minor revisions are made with respect to processing (e.g. electronic copies)

16.32, Lot Line
Adjustments
• Minor revisions are made consistent with changes above. • Internally-conflicting language is removed.

16.48, Environmental
Impact Mitigation
• This section revolved around mitigating school
overcrowding. Senate Bill 50, adopted in 1998, limits the City and the school district’s ability to mitigate a development’s contribution to school overcrowding to the payment of
development impact fees. This section is no longer needed and is proposed to be removed.

ENVIRONMENTAL REVIEW
The requested action would be considered exempt under Section 15061(b)(3) of the State Guidelines for the California Environmental Quality Act (CEQA). A Notice of Exemption has been prepared for the project because Section 15061(b)(3) states that the project is exempted from CEQA if the activity is covered by a common sense exemption that CEQA applies only to projects that have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. The proposed subdivision ordinance would not create a ministerial process.

RECOMMENDED FINDINGS

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

2. That the project is exempt from further review under the California Environmental Quality Act (CEQA) Guidelines section 15061(b)(3) (common sense exemption).

APPEAL INFORMATION
Ordinance amendments are not subject to appeal. The Planning Commission’s recommendation on the proposed subdivision ordinance amendment is advisory only and is automatically referred to the City Council for final action.

RELATED PLANS AND POLICIES
• HE Policy 1.4 – The City shall encourage a mix of residential development types in the city, including single family homes, on a variety of lot sizes, as well as townhomes, row houses, live-work units, planned unit developments, accessory dwelling units, and multi-family housing.
• HE Policy 5.8 – The City shall work to remove governmental constraints to housing development.
• HE Program 1.3 Conditional Use Permit Process – “[…] In response to current constraints identified by stakeholders related to multi-family development on large lots, the City shall amend the zoning code to establish objective design standards and increase the maximum unit threshold for by-right processing from 80 units to 200 units.” • HE Program 3.17 Planning for Large Sites – “[…] adopt incentives to encourage the development of large RHNA sites (over 10 acres) potentially including, but not limited to, expedited approval of lot splits or creation of new parcels; waiving of the public hearing requirement related to parcel maps […]”
Attachments:
• Resolution No. 2026-25 (and the proposed Subdivision Ordinance amendment within) • Exhibit A – Past Maps that would have been SSO-Eligible • Exhibit B – Map of SSO-Eligible Sites
Exhibit "A"

DEMAREE STREET VALLEY PALMS SUBDIVISION

LOS GATOS
SUBDIVISION Modoc Ave. 21 3 4 5 6 78 9 11 10 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 323334 35 36 37 38 39 40 41 4243 49 48 47 46 45 44 50 51 52 53 54 55565758 59 60 61 62 64 63 65666768 7372717069 74757677 78 85 84 83 82 81 80 79 86 87 88 89 90 Chinowth St. Modoc CourtWren Avenue Wren Avenue
Kayenta Ct. Modoc Avenue
Fulgham Ct.

Kingman St.

Fontana St.

Rono St. FLOOD ZONE: 'X' PREPARED BY: NEIL ZERLANG - LAND SURVEYOR TENTATIVE SUBDIVISION MAP ZONE: AE-20 (COUNTY) ASSESSOR'S PARCEL NO.: 077-180-009 PREPARED FOR: TIM BULLOCK VICINITY MAP SCALE: 1" = 100' TYPICAL X-SECTION - DEMAREE STREET Concept C KAYENTA CROSSING

342.07 FNC 342.08 FNC342.91 342.00 FNC
341.53 FNC 341.64 FNC
341.84 FNC
342.07 FNC
341.74 FNC
342.20 FNC
342.28 FNC
341.76 FNC
342.00 FNC
342.62 FNC
342.02 FNC
DI 340.36
WV
18"DEAD OAK 40"DEAD OAK TREE 9"
15"WALNUT TREE
TREE 9" TREE 9" TREE 9" TREE 15"
343.08 FNC
343.17 TREE 3" FNC
5" FRUIT
8"FRUIT
50"DEAD OAK
54"DEAD OAK
36"OAK
TREE 9" TREE 9"
TREE 10"
24" OAK TREE
24" OAK TREE
TREE 5"
343.29 FNC
343.39 FNC
343.09 FNC
342.92 FNC
343.31 FNC
343.78 FNC
TANK
343.36 FNC
342.85 FNC
342.76 FNC
343.14 FNC
343.04 FNC
TREE 15"
TREE 15"
WV
WV
DI 339.16
DI 339.42
DI 338.93 CBOX DI 338.53
DI 338.67339.40 TC
339.34 TC
LTE
DI 338.69

LTE CBOX LTE LTE CBOX LTE CBOX
DI 342.77
DI 343.12
LTE WV
WV
DI 343.04
DI 343.03
LTEPP
DI 342.84
33"OAK TREE
SHRUB
SHRUB
WVWV
FH
LTEPP
PP
LTE
WM
GUY
PPGUY
LTE
PP WV
WV
WV LTE
WV
PP
WV
E
LTE
GUY

PP CBOX
WM WM
CBOX
CBOX
WM

GUYPPCBOX PP
TREE 15"
DI 343.19
WM
PP
20"OAK TREE WM
TREE 20"
WMPP
TREE 20"
WM
PP
PP
336.62 FL PIPE
336.69
(E) W
(E) W (E) W (E) W
(E) W
(E) W (E) W (E) W (E) W (E) W (E) W (E) W (E) W
(E) GAS (E) GAS
(E) GAS (E) GAS (E) GAS (E) GAS (E) GAS (E) GAS (E) GAS 2 341.83
3 339.35
4 343.93
6 341.68

BASE REBAR
3/4IP IN CONC

ST FACE

60.00 TULARE AVENUE VISTA STREET MC AULIFF STREET

LAUREL COURT

MEADOW COURT

COLLEGE COURT

WESTCOTT AVENUE

COLLEGE AVENUE

LAUREL LANE

MANZANITA STREET SIMON STREET CRUMAL STREET

63.61' 119.00'55.00' 69.40' 64.00'
107.73'
122.32'

60.05'

6.82 3 4.2
4 100.14'
109.99'
110.01'
110.01'
110.01'
110.01' 110.01' 60.00'
110.01' 55.00'
110.01' 55.00'
110.01' 55.00'
108.27' 55.00'
105.49' 60.00'

16.72'136.56'

32.24 8.82
165.25'
162.61'

35.09 4.28

1.67 55.00' 115.11'

55.00' 120.00'

8.92'

59.63' 123.34'
4 4.09

24.21' 140.06'

60.00' 145.05'

56.27' 133.69'

56.27' 122.33'

55.00' 122.33'74.32'

10.41' 111.93' 130.70' 130.70'
110.00' 55.00'
101.01' 55.00'
101.01' 55.85' 5.00' 55.00'
110.00' 55.00'
110.00' 55.00'
110.00' 55.00'
110.00' 55.00'
110.00' 55.00'
110.00' 55.00'
110.00' 55.00'
110.00' 55.00'
110.00' 55.00'
110.00' 55.00'
110.00' 55.00'
110.00' 55.00'
110.00' 55.00'
110.00' 55.00'
110.00' 55.00'
110.00' 55.00'

99.93' 43.00' 55.00'

51.58 52.48
126.37' 55.85'
114.05'
110.06'
100.66' 110.00'

55.00'

55.00' 110.00'

55.00'

55.00' 110.00'

55.00' 105.72'

41.08 106.35'
119.37'
110.65' 41.06

74.06' 66.77' 26.35'
104.50'

50.77 28.65' 55.00'
110.00'
110.00' 55.00'
110.00' 55.00'
110.00' 55.00'
110.00' 55.00'
110.00' 55.00'
110.00' 55.00'
110.00' 55.00'
110.00' 55.00'110.00' 55.00'
110.00' 55.00'
110.00' 55.00'
110.00' 55.00'
110.00' 55.00'
110.00' 55.00'
110.00' 55.00'
110.00' 55.00'
110.00' 55.00'
110.00' 55.00'
110.00'

65.00' 119.01' 119.01'

55.00' 126.31'60.00' 106.51' 126.31' 149.01' 158.76' 129.76'

49.51'
4 .92 141.13' 28.07' 157.34'

55.00' 102.77'

55.00' 110.00'

55.00' 110.27'

55.00' 112.84' 111.37'

62.34' 122.65'
110.00'
110.00'
110.00'
110.00'
110.00'
110.00'
110.00'
110.00'
110.00'
110.00'
110.00'
110.00'
110.00'
110.00'
110.00'
110.00'
110.00' 110.00' 62.85'
110.00' 57.69'
110.00' 57.69'
110.00' 57.69'
110.00' 57.69'
110.00' 57.69'
110.00' 57.69'
110.00' 57.69'
110.00' 57.69'
110.00' 57.69'
110.00' 57.69'
110.00' 57.69'
110.00' 57.69'
110.00' 57.69'
110.00' 57.70' 62.88' 110.70' 130.70'

55.00' 20.00' 110.70'

10.00'

62.32'

41.02 46.91'

55.00' 118.00'

13.8 49.83 110.47' 29.94' 54.66'

7.11'
137.83' 59.16'

33.86'

41.02 157.86'

53.80 12.52'
167.51'

7.11' 78.37' 118.17' 119.00' 119.00' 105.56' 53.18' 43.95'

6.96'
152.82'

63.90 56.62'
2 9.10
105.97'

41.06 104.80'
125.86' 41.06
144.76'

57.41' 71.06'

43.02 132.39'

82.59 19.54' 142.41'

55.2 4

55.00' 135.23'55.00' 129.10' 107.37'

15.01'

15.00'

15.03'
134.56'
123.30'

14.22'

PROPOSED WOOD FENCE

WOOD FENCE
BLOCK WALL (6' MIN)
BLOCK WALL (6' MIN)

PROPOSED WOOD

FENCE AT PL

TREES TO BE REMOVED
(NON-OAKS)

OAK TREE (DEAD) TO BE REMOVED

IF POSSIBLE, COORDINATE WITH PROPERTY OWNER

REMOVE DI RECONSTRUCT DRIVE APPROACH

DRIVE APPROACH

TO BE RELOCATED

PER CITY OF VISALIA

STANDARDS
TANK

TO BE REMOVED

WOOD FENCE AT PL
PROPOSED OAK TREES TO BE ADDED (12) CURB & GUTTER
BLOCK WALL (6' MIN)

REMOVE/ RELOCATE PP
& GUY WIRE

REMOVE EXISTING

UTILITY POLE

ADJUST METER TO

FINISH GRADE

TREE TO BE REMOVED
(NON-OAK)

RECONSTRUCT DRIVE APPROACH

RECONSTRUCT DRIVE APPROACH
20" Ø OAK TREE
(TO BE REMOVED AND OFF SET WITH NEW OAK
TREES ON TULARE AVE.)

OAK TREE
(TO REMAIN)

ADJUST METER TO

FINISH GRADE

OAK TREE
(TO REMAIN)

PROPOSED WOOD FENCE
OAK TREES TO BE ADDED (8)

SIDEWALK ADJACENT CURB
EXIST. PROP. LINE
PROPOSED PROP. LINE PROPOSED PROP. LINE EXIST. PROP. LINE EXIST. PROP. LINE
PROPOSED PROP. LINE
PROPOSED PROP. LINE
EXIST. PROP. LINE EXIST. PROP. LINE PROPOSED PROP. LINE BLOCK WALL (3')
BLOCK WALL (6' MIN)
BLOCK WALL (3')
BLOCK WALL (6' MIN)
BLOCK WALL (6' MIN)
BLOCK WALL (6' MIN)
BLOCK WALL (3')
BLOCK WALL (3')

60.00 1263 S.F.

LOT E
7499 S.F.
56 6545 S.F.
57 7713 S.F.
58 7639 S.F.
53 1396 S.F.

LOT D
7012 S.F.
80 7016 S.F.
79 7903 S.F.
8 13120 S.F.
9 6204 S.F.
10 6050 S.F.
11 6050 S.F.
12 6050 S.F.
13 6050 S.F.
14 6516 S.F.
15 6512 S.F.
16 6050 S.F.
17 6050 S.F.
18 6050 S.F.
19 6043 S.F.
20 6095 S.F.
21 11486 S.F.
22 11163 S.F.
23 6565 S.F.
24 6600 S.F.
25 6600 S.F.
26 6741 S.F.
27 9954 S.F.
28 8619 S.F.
34 7665 S.F.
35 7041 S.F.
36 6728 S.F.
37 9099 S.F.
38 7754 S.F.
504
7189 S.F.
503
7189 S.F.
41 7547 S.F.

LOT A
6050 S.F.
74 5556 S.F.
148
6080 S.F.
149
6786 S.F.
115
6050 S.F.
114
6050 S.F.
113
6050 S.F.
112
6050 S.F.
111
6050 S.F.
110
6050 S.F.
109
6050 S.F.
108
6050 S.F.
107
6050 S.F.
106
6050 S.F.
105
6050 S.F.
104
6050 S.F.
103
6050 S.F.
102
6050 S.F.
101
6050 S.F.
100
5907 S.F.
99 8017 S.F.
98 12161 S.F.
97 8200 S.F.
96 6050 S.F.
95 6050 S.F.
94 6022 S.F.
93 7497 S.F.
92 11827 S.F.
91 6783 S.F.
90 6009 S.F.
89 6050 S.F.
88 6050 S.F.
87 6050 S.F.
86 6050 S.F.
85 6050 S.F.
84 6050 S.F.
83 6050 S.F.
82 6050 S.F.
81 6050 S.F.
78 6050 S.F.
77 6050 S.F.
76 6050 S.F.
75 6050 S.F.
73 6050 S.F.
72 6050 S.F.
71 6050 S.F.
70 6050 S.F.
69 6050 S.F.
68 7459 S.F.
67 7651 S.F.
55 7648 S.F.
54 6947 S.F.
45 7495 S.F.
44 8870 S.F.
33 8488 S.F.
32 8018 S.F.
31 7138 S.F.
30 12452 S.F.
29 5986 S.F.
7 6050 S.F.
6 6050 S.F.
5 6052 S.F.
4 6095 S.F.
3 6157 S.F.
2 7143 S.F.
1 6952 S.F.
116
6347 S.F.
117
6346 S.F.
118
6346 S.F.
119
6346 S.F.
120
6346 S.F.
121
6346 S.F.
122
6346 S.F.
123
6346 S.F.
124
6346 S.F.
125
6346 S.F.
126
6346 S.F.
127
6346 S.F.
128
6346 S.F.
129
6346 S.F.
130
6708 S.F.
131
6947 S.F.
132
6346 S.F.
133
6346 S.F.
134
6346 S.F.
135
6346 S.F.
136
6346 S.F.
137
6346 S.F.
138
6346 S.F.
139
6346 S.F.
140
6346 S.F.
141
6346 S.F.
142
6346 S.F.
143
6346 S.F.
144
6346 S.F.
145
6347 S.F.
146
6710 S.F.
147
6089 S.F.
42 6959 S.F.
43 7212 S.F.
48 6543 S.F.
47 15637 S.F.
49 11095 S.F.
50 6542 S.F.
52 7694 S.F.
51 11054 S.F.
59 8980 S.F.
60 13554 S.F.
61 9290 S.F.
62 7793 S.F.
63 7641 S.F.
64 7259 S.F.
65 6789 S.F.
66 8271 S.F.

LOT B
1844 S.F.

LOT C
6873 S.F.
46 22418 S.F.

REMAINDER 1
26135 S.F.

REMAINDER 2

20.00 20.00 20.00
BLOCK WALL (3')
TYP. SETBACKS
TYP. SETBACKS

NOT A PART

NOT A PART EXISTING RESIDENTIAL UNITS
APN 101-050-039 APN 101-050-014
APN 101-300-019
APN 101-300-020
APN 101-300-021
APN 101-300-017
APN 101-310-011
TYPICAL 60' R/W STREET CROSS SECTION
McAULIFF CROSS SECTION (LOOKING NORTH)

TULARE AVENUE CROSS SECTION (LOOKING EAST)

ENTRYWAY CROSS SECTION (WESTCOT AVE)

CANDELAS

TENTATIVE SUBDIVISION MAP

VICINITY MAP
LEGEND:

APN 101-300-018, 101-310-010
ACREAGE: 32.5 AC
FLOOD ZONE: ZONE X
ZONING (EXISTING): R-1-5
ZONING (PROPOSED): R-1-5
GENERAL PLAN (EXISTING): LOW DENSITY RESIDENTIAL
GENERAL PLAN (PROPOSED:) LOW DENSITY RESIDENTIAL,
ELECTRICITY: SOUTHERN CALIFORNIA EDISON
TELEPHONE: AT&T
REFUSE: CITY OF VISALIA
NATURAL GAS: SOUTHERN CALIFORNIA EDISON
EXISTING USE: VACANT
PROPOSED USE: SINGLE FAMILY RESIDENTIAL
LOW DENSITY RESIDENTIAL: GROSS ACREAGE: 32.8 AC
NET ACREAGE: 25 AC
TOTAL UNITS: 149 DU
GROSS DENSITY: TOTAL GROSS ACREAGE: 32.5 AC
TOTAL UNITS: 149 UNITS
TOTAL DENSITY: 4.58 DU/AC
NET DENSITY: TOTAL NET ACREAGE: 23.95 AC
TOTAL UNITS: 149 UNITS
TOTAL DENSITY: 6.22 DU/AC

LOT INFORMATION
MIN LOT SIZE: 5,500 SF
MAX LOT SIZE: 13,554 SF
AVE. LOT SIZE: 7,000 SF

LOT A-E TO BE DEDICATED TO CITY OF VISALIA

PROJECT LOCATION NORTH
80' 0' 80'
PREPARED BY:

FAX: 559.802.3215
TEL: 559.802.3052
VISALIA, CA 93292
324 S. SANTE FE, STA. A
OUTLOT A OUTLOT B OUTLOT C OUTLOT D 29 5772 40 6 7 8 17 18 19 20 64 21 71 70 69 68 67 66 65 7388 95 5874 43 44 41 132 5 4 9 10 11 12 13 14 15 16 17 474645 48 24 23 36 30 5554565149 50 5253 87 86 85 84 83 82 75 76 77 59 60 61 62 63 78 79 89 92 90 93 91 81 33 34 35 32 31 37 38 212726 39 2528 80 94 22 42 N N Ó VISTA DEL SOL TENTATIVE MAP SHEET 1 OF 3 40' 32' 86'
60' 107'
51'
51' 107'
51'
51' 107'
51'
51' 107'
51'
51' 107'
51'
51' 107'
51'
51' 107'
51'
51' 107'
51'
51' 107'
51'
51' 107' 87'
31' 40'
60'
32' 86' 107'
40' 51' 107'
51' 107'
51' 107'
51' 107'
51' 107'
51' 107'
51' 107'
51' 107' 107'87'
31'
31'
40' 107'
60' 87'
51' 107'
51'
51' 107'
51'
51' 107'
51'
51' 107'
51'
51' 107'
51'
51' 107'
51'
51' 107'
51'
51' 107'
51'
50' 107'
50'
40' 32' 86'
60' 87'
31' 40' 107'
50' 107'
51' 107'
51' 107'
51' 107'
51' 107'
51' 106'
51' 106'
51' 106'
51' 106'
40' 32' 86'
5' 178'
51' 40' 62'
100' 50'
100' 36'
100' 14' 38'
100' 12' 40'
100' 10' 42'
100' 8' 44'
100' 6' 46'
100' 4' 48'
100' 2' 50'
100' 60'
100'
100'
100'
100'
100'
100'
100'
100' 64' 58' 52' 52' 52' 52' 52' 52' 52' 40'
32'
80' 80' 31' 50' 50' 50' 50' 50' 50' 50' 50' 50' 40'
34' 39'
43'
73'
42'
23'
60' 53' 121'
53' 121'
53' 10' 50'
60' 51' 51' 110' 110'
51' 51' 110'
51' 110' 110'
51' 110'
51' 110'
51' 110'
51' 110'
51' 110'
51' 110'
51' 110'
51' 51' 5394 S.F. 088 5394 S.F. 100 6303 S.F. 014 5394 S.F. 087 5394 S.F. 099 5394 S.F. 086 5394 S.F. 098 5394 S.F. 093 6275 S.F. 084 5394 S.F. 097 5394 S.F. 092 5394 S.F. 096 5394 S.F. 091 6343 S.F. 103 5394 S.F. 095 5394 S.F. 090 5453 S.F. 102 5394 S.F. 094 5394 S.F. 089 5394 S.F. 101 6305 S.F. 013 5382 S.F. 071 6335 S.F. 083 5383 S.F. 075 5383 S.F. 070 5368 S.F. 082 5383 S.F. 074 5385 S.F. 069 5383 S.F. 081 6305 S.F. 015 5387 S.F. 068 5383 S.F. 080 5388 S.F. 067 5383 S.F. 079 6296 S.F. 016 5390 S.F. 066 5383 S.F. 078 5378 S.F. 073 5377 S.F. 065 5383 S.F. 077 5380 S.F. 072 6280 S.F. 064 5383 S.F. 076 5453 S.F. 085 5000 S.F. 030 5200 S.F. 019 5000 S.F. 031 5200 S.F. 020 5000 S.F. 032 5200 S.F. 021 5000 S.F. 033 5200 S.F. 022 5000 S.F. 034 5200 S.F. 023 5000 S.F. 027 5000 S.F. 035 5200 S.F. 024 5000 S.F. 028 10455 S.F. 017 5913 S.F. 025 5000 S.F. 029 5200 S.F. 018 5915 S.F. 026 7715 S.F. 036 8675 S.F. 6210 S.F. 043 5693 S.F. 042 5693 S.F. 041 7475 S.F. 038 6513 S.F. 040 7475 S.F. 039 6514 S.F. 037 8207 S.F. 046 6353 S.F. 045 7093 S.F. 044 5000 S.F. 058 60' 104'
60' 104'
86' 157' 103'
50'
55' 139'
17'
40'
55' 60' 68' 24'
18'
55' 44' 60' 104'
90'
110' 40'
31' 68'
110' 68'
110' 40'
90' 32' 56'
88' 51' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 51'
100' 50'
3' 60' 19'
31' 816' 642'
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W W W W W 110' 84'
22'
88'
124'
263'
85'
93' 4336 S.F. 5814 S.F. 122 5986 S.F. 116 5637 S.F. 115 5295 S.F. 114 5152 S.F. 113 5046 S.F. 108 5088 S.F. 125 6230 S.F. 117 6365 S.F. 118 6391 S.F. 119 6308 S.F. 120 6116 S.F. 121 5400 S.F. 123 5004 S.F. 124 51' 21' 50' 99'
103'
50'
109'
117'
30'
21'
50'
123'
126' 50'
128' 50' 50'
127'
125' 50'
120'
50'
50'
113'
103'
51'
51'
56'
94' 5079 S.F. 062 5000 S.F. 061 5005 S.F. 063 5000 S.F. 060 5000 S.F. 059 5000 S.F. 054 5000 S.F. 057 5000 S.F. 056 5000 S.F. 055 5846 S.F. 052 5000 S.F. 053 100' 58' 100'
58'
50' 100'
50'
50' 100'
50'
50' 100'
50'
50' 100'
50' 100'
50' 100'
50'
50' 100'
50'
50' 100'
50'
50' 100'
50'
8' 25' 19' 97'
51'
11'
50' 92'
57' 50'
50' 6451 S.F. 049 5621 S.F. 005 5621 S.F. 112 5906 S.F. 050 5621 S.F. 006 5621 S.F. 111 5621 S.F. 007 5620 S.F. 110 5735 S.F. 001 5621 S.F. 008 5917 S.F. 1095621 S.F. 009 5087 S.F. 002 5621 S.F. 010 7176 S.F. 047 5620 S.F. 003 5621 S.F. 011 6464 S.F. 048 5621 S.F. 004 5621 S.F. 012 6407 S.F. 051 6062 S.F. 80' 51' 51' 51' 51' 51' 51' 51' 51' 51' 51' 51' 51' 44' 7' 31' 25' 58' 64'
57' 25'
33' 6' 48' 53' 40' 32' 101' 111'
15'
15' 99' 110' 100' 89' 121' 9149 S.F. 126 6944 S.F. 128 6552 S.F. 129 6267 S.F. 130 6086 S.F. 131 6009 S.F. 132 6034 S.F. 133 6164 S.F. 134 6398 S.F. 135 7756 S.F. 107 6488 S.F. 106 6611 S.F. 104 7087 S.F. 137 5596 S.F. 105 40097 S.F. 7340 S.F. 138 6735 S.F. 136 7430 S.F. 127 60' 111' 32' 19' 21'
131'
129' 50' 50'
20' 50'
145' 50'
50'
138' 50'
21'
30'
131' 50'
50'
125' 50' 50'
122' 50' 50'
120' 50' 50'
121' 50' 50'
123' 50'
50'
128' 50'
50'
135' 50'
51'
144' 50'
14'
37'
153' 50'
59'
160' 58'
112' 40'
31'
92'
92' 50'
60' 50'
A
A
B B
CC SEQUOIA BEND ESTATES TENTATIVE SUBDIVISION MAP PREPARED BY: FAX: 559.802.3215 TEL: 559.802.3052 VISALIA, CA 93292 324 S. SANTA FE, STE. A P.O. BOX 7593 GOSHEN AVE. VICINITY MAP CAIN ST. PROJECT SITE BEING A PORTION OF THE NORTHWEST QUARTER OF SECTION 3, TOWNSHIP 19 SOUTH, RANGE 24 EAST, MOUNT DIABLO BASE AND MERIDIAN, IN THE CITY OF VISALIA, COUNTY OF TULARE, STATE OF CALIFORNIA LOT C LOT A E. GOSHEN AVENUE APN: 098-142-056 N. A. P. 50 FT MILL CREEK RIPARIAN OFFSET DEDICATION FROM TOP OF THE BANK APN: 098-142-034 PHASE 1 PHASE 2 MILL CREEK PARKWAY
FUTURE ALIGNMENT LOT E BLOCK WALL BLOCK WALL W/ TRASH COLLECTOR VALLEY OAKS VALLEY OAK TO BE REMOVED VALLEY OAK PROJECT BOUNDARY (TYP.) VALLEY OAKS BLOCK WALL FUTURE R/W BLOCK WALL BLOCK WALL POCKET PARK/ LINER SD POND + OPEN SPACE RIPARIAN AREA APPROXIMATE MILL CREEK 10' MULTI USE TRAIL LOCATION TBD FRAGRANT TREE LINE ENGINEER/PLANNER: 4-CREEKS INC. APN: 098-142-57 & 098-330-006 ACREAGE: 30 ± PROPOSED LOTS: 138 FLOOD ZONE: AE & X EXISTING ZONING: R-1-5 EXISTING GENERAL PLAN: LOW DENSITY RESIDENTIAL ELECTRICITY: SOUTHERN CALIFORNIA EDISON WATER: CAL WATER TELEPHONE: AT&T REFUSE DISPOSAL: CITY OF VISALIA NATURAL GAS: SOUTHERN CALIFORNIA GAS EXISTING USE: VACANT PROPOSED USE: LOW DENSITY RESIDENTIAL DENSITY: LOTS: 138 GROSS ACREAGE: 30 GROSS DENSITY: 4.6 DU/AC NET ACREAGE: 18.3 NET DENSITY: 7.5 DU/AC SETBACKS (MINIMUM): FRONT YARD: 22' TO GARAGE, 15' TO LIVING SPACE SIDE YARD: 5' CORNER LOTS: 10' (22' GARAGE STREET SIDE) REAR YARD: 25' MURRAY AVENUE

KENNEDY COURT

TRACY STREET

IRMA STREET

KENNEDY STREET

TRACY STREET CENTER AVENUE SCHOOL AVENUE OAK AVENUE
IRMA COURT LOT B PHASE 3 LOT D 91451 S.F.

NORTH 80' 0' 80' VALLEY OAKS EX. WATER MAIN TO BE RELOCATED TO OAK AVENUE W (PHASE 2 OR 3) WHICHEVER DEVELOPS FIRST NEW FH W/ PH 2 NEW FH W/ PH 3 SEPTEMBER 2021 LOT 11
39-11
LOT 7
39-11
LOT 12
39-11
LOT 13
39-11
LOT 6
39-11
ST. JOHN'S RIVER
1 7,201 SF
7 5,500 SF
8 5,500 SF
9 6,608 SF 10 6,760 SF 11 5,135 SF 12 13 4,870 SF 14 4,517 SF 4,215 SF 15 16 4,067 SF 4,073 SF 17 4,335 SF 18 4,100 SF 19 4,089 SF 20 5,835 SF 21 3,654 SF 22 3,600 SF 23 3,600 SF 24 3,650 SF 25 4,829 SF 26 5,194 SF 27 3,600 SF 28 3,600 SF 29 3,600 SF 30 3,600 SF 31 3,600 SF 32 3,600 SF 33 3,600 SF 77 6,447 SF 78 9,124 SF 79 6,292 SF 80 5,503 SF 81 5,885 SF 82 7,627 SF 83 5,500 SF 84 5,500 SF 85 5,500 SF 86 5,500 SF 87 5,500 SF 88 5,500 SF 89 5,500 SF 90 5,500 SF 91 5,500 SF 92 5,500 SF 99 7,267 SF 100 5,900 SF 101 5,900 SF 102 5,900 SF 103 5,900 SF 104 5,900 SF 105 5,900 SF 106 5,900 SF 107 5,900 SF 108 7,419 SF 109 6,680 SF 110 5,900 SF 111 5,900 SF 112 5,900 SF 113 5,900 SF 114 5,900 SF 115 5,900 SF 116 5,900 SF 117 5,900 SF 118 6,804 SF 119 7,466 SF 120 6,968 SF 122 5,628 SF 123 6,838 SF 125 5,181 SF 126 5,875 SF 127 7,610 SF 128 8,672 SF 129 6,628 SF 130 6,485 SF 143 5,073 SF 144 145 4,017 SF 146 3,978 SF 147 3,950 SF 148 3,922 SF 149 3,894 SF 150 3,865 SF 151 3,836 SF 4,411 SF 152 4,503 SF 153 4,123 SF 154 4,225 SF 155 4,225 SF 156 4,125 SF 157 3,940 SF 158 3,824 SF 159 3,850 SF 160 4,930 SF 110' +/-
110' +/-
110' +/-
100' +/-
104' +/-
94' +/-
86' +/-
82' +/-
80' +/-
82' +/-
87' +/-
74' +/-
72' +/-
67' +/- 72' +/- 72' +/- 72' +/-
60' +/-
100' +/-
64' +/-
72' +/-
72' +/-
72' +/-
72' +/-
72' +/-
72' +/-
124' +/-
111' +/-
105' +/-
101' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/- 120' +/- 118' +/- 133' +/-
78' +/-
76' +/-
77' +/-
80' +/-
83' +/-
84' +/-
84' +/-
81' +/- 76' +/-
77' +/-
77' +/-
78' +/-
78' +/-
79' +/-
78' +/-
81' +/- 110' +/- 50' +/- 50' +/- 61' +/- 66' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 42' +/- 42' +/-
47' +/-
50' +/- 50' +/- 51' +/- 44' +/-
42' +/-
50' +/-
50' +/-
50' +/-
50' +/-
50' +/-
50' +/-
50' +/-
62' +/-
55' +/-
55' +/-
64' +/-
64' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 68' +/- 53' +/- 53' +/- 53' +/- 53' +/- 53' +/- 53' +/- 53' +/- 53' +/- 72' +/- 60' +/- 53' +/- 53' +/- 53' +/- 53' +/- 53' +/- 53' +/- 53' +/- 53' +/- 62' +/- 60' +/- 48' +/-
65' +/-
64' +/-
60' +/-
65' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 65' +/- 60' +/- 60' +/- 61' +/- SITE DEVELOPER OWNER PROJECT INFO N
W
E

S STREET
COURT
STREET
STREET
STREET
STREET
STREET
103' +/-
152' +/-
102' +/-
110' +/- 50' +/-
60' +/-
2 6,397 SF
50' +/-
50' +/-
3 9,915 SF
4 10,956 SF
5 6,397 SF
6 6,397 SF 50' +/-
50' +/-
110' +/- 50' +/- 93 5,500 SF
110' +/- 50' +/- 94 5,500 SF
110' +/- 50' +/- 95 5,500 SF
110' +/- 50' +/- 96 5,500 SF
110' +/- 50' +/- 97 5,500 SF
110' +/- 50' +/- 98 7,027 SF 65' +/- DEAD/ TO BE REMOVED TO BE EVALUATED/ REMOVED TO BE EVALUATED/ REMOVED 34 72' +/- 3,600 SF
50' +/- 35
72' +/- 3,600 SF
50' +/- 36
72' +/- 3,600 SF
50' +/- 37
72' +/- 3,600 SF
50' +/- 38
72' +/- 3,631 SF
51' +/- WOOD FENCE 105' +/-
105' +/-
105' +/-
105' +/-
105' +/-
105' +/-
105' +/-
105' +/-
105' +/-
105' +/-
50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/-
50' +/- 42 5,250 SF 43 5,250 SF 44 5,250 SF 45 5,250 SF 46 5,250 SF 47 5,250 SF 48 5,250 SF 49 5,250 SF 50 5,250 SF 51 5,250 SF 52 6,133 SF 118' +/- 131' +/- 121 5,676 SF 124 9,838 SF 131 6,239 SF 132 7,110 SF 142 6,703 SF 141 3,600 SF 140 3,600 SF 139 3,600 SF 138 3,600 SF 137 3,600 SF 136 3,600 SF 135 3,600 SF 134 3,600 SF 133 4,426 SF 50' +/- 63' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 63' +/- 72' +/-
72' +/-
72' +/-
72' +/-
72' +/-
72' +/-
72' +/-
72' +/-
72' +/-
50' +/-
68' +/-
50' +/-
50' +/-
50' +/-
50' +/-
74' +/-
STREET
14,483 SF POCKET PARK 127' +/- 121' +/-

STREET TO BE EVALUATED/ REMOVED
A
A
C TYPICAL TOWER ROAD SECTION - B T.I. = 5.5, R-VALUE = 70 3" A.C. / 6.0" A.B.

B 76 3,600 SF 75 3,600 SF 74 3,600 SF 73 3,600 SF 72 3,600 SF 71 3,791 SF 70 4,169 SF 69 4,729 SF 68 4,946 SF 67 4,987 SF 66 5,345 SF 65 5,869 SF 64 6,049 SF 63 9,896 SF 39 5,481 SF 40 4,863 SF 41 5,323 SF 62 4,228 SF 61 3,950 SF 60 3,950 SF 59 3,950 SF 58 3,950 SF 57 3,950 SF 56 3,950 SF 55 3,900 SF 54 3,900 SF 53 4,842 SF 74' +/- 74' +/- 74' +/- 74' +/- 74' +/- 74' +/- 74' +/- 74' +/- 76' +/- 53' +/- 53' +/- 54' +/- 54' +/- 54' +/- 54' +/-
54' +/-
54' +/- 53' +/-
60' +/-
51' +/-
50' +/-
58' +/-
50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/-
50' +/- 40' +/-
80' +/-
82' +/-
70' +/-
60' +/-
70' +/-
56' +/-
72' +/-
72' +/-
72' +/-
72' +/-
73' +/-
79' +/- 88' +/- 100' +/-
99' +/-
101' +/-
112' +/-
121' +/-
120' +/-

TOWER RD

ST JOHNS PKWY CITY STANDARD BLOCK WALL CITY STANDARD BLOCK WALL CITY STANDARD BLOCK WALL CITY STANDARD BLOCK WALL CITY STANDARD BLOCK WALL OUTLOT B OUTLOT B

OUTLOT C

OUTLOT A STOP SIGN STOP SIGN

OUTLOT C
28' EMBANKMENT CITY BIKE TRAIL EXISTING PARCEL LINE EXISTING PARCEL LINE EXISTING PARCEL LINE EXISTING PARCEL LINES 30' 110' 30' MIN COMPACTED SUB-GRADE TO 95% COMPACTION MIN. ASPHALT CONCRETE MIN. AGGREGATE BASE, CLASS 2 TO 95% R.C.

2.0%

2.0% 26' PER CITY STD C-3 P.C.C. CURB & GUTTER BARRIER TYPE P.C.C. CURB & GUTTER PER CITY STD C-3 BARRIER TYPEFUTURE SIDEWALK PER CITY STD C-8 5% MAX 5' ROWNEW SIDEWALK PER CITY STD 7' 5% MAX OUTLOT 360.00'+/-AC AT MEDIAN 353.00' BACK OF LOT GRADE 4:1SLOPE 8' 28'
PL PARKWAY ROW 5' 7'
BLOCK
WALL
6'-8" 10' 34'-150' (varies) NEW BIKE PATH
8' ROAD TYPICAL ST JOHNS PARKWAY SECTION - C T.I. = 5.5, R-VALUE = 70 3" A.C. / 6.0" A.B. LOCAL STREETS T.I. = 5.5, R-VALUE = 70 3" A.C. / 6.0" A.B. 1 7,201 SF
7 5,500 SF 8 5,500 SF 9 6,608 SF 10 6,760 SF 11 5,135 SF 12 13 4,870 SF 14 4,517 SF 4,215 SF 15 16 4,067 SF 4,073 SF 17 4,335 SF 18 4,100 SF 19 4,089 SF 20 5,835 SF 21 3,654 SF 22 3,600 SF 23 3,600 SF 24 3,650 SF 25 4,829 SF 26 5,194 SF 27 3,600 SF 28 3,600 SF 29 3,600 SF 30 3,600 SF 31 3,600 SF 32 3,600 SF 33 3,600 SF 55 7,100 SF 56 57 5,500 SF 58 5,500 SF 6,372 SF 59 6,935 SF 60 6,052 SF 61 6,063 SF 62 6,084 SF 63 6,094 SF 64 6,067 SF 65 6,052 SF 66 7,787 SF 67 9,067 SF 68 5,752 SF 69 5,766 SF 70 5,773 SF 71 5,759 SF 80 6,333 SF 81 5,927 SF 82 5,712 SF 83 5,680 SF 84 5,712 SF 85 5,706 SF86 5,844 SF 87 9,812 SF 88 7,080 SF 89 5,790 SF 90 5,831 SF 91 5,501 SF 92 6,725 SF 93 7,627 SF 94 5,500 SF 95 5,500 SF 96 5,500 SF 97 5,500 SF 98 5,500 SF 99 5,500 SF 100 5,500 SF 101 5,500 SF 102 5,500 SF 103 5,500 SF 110 7,267 SF 111 5,900 SF 112 5,900 SF 113 5,900 SF 114 5,900 SF 115 5,900 SF 116 5,900 SF 117 5,900 SF 118 5,900 SF 119 7,419 SF 120 6,680 SF 121 5,900 SF 122 5,900 SF 123 5,900 SF 124 5,900 SF 125 5,900 SF 126 5,900 SF 127 5,900 SF 128 5,900 SF 129 6,804 SF 130 7,466 SF 131 6,703 SF 132 7,563 SF 133 8,726 SF 134 8,435 SF 135 5,947 SF 136 7,610 SF 137 8,672 SF 138 8,352 SF 139 10,382 SF 140 141 4,639 SF 142 3,600 SF 143 3,600 SF 144 3,600 SF 145 3,600 SF 146 3,600 SF 147 3,600 SF 148 3,600 SF 149 3,600 SF 4,548 SF 150 5,073 SF 151 152 4,017 SF 153 3,978 SF 154 3,950 SF 155 3,922 SF 156 3,894 SF 157 3,865 SF 158 3,836 SF 4,411 SF 159 4,503 SF 160 4,123 SF 161 4,225 SF 162 4,225 SF 163 4,125 SF 164 3,940 SF 165 3,824 SF 166 3,850 SF 167 4,930 SF 110' +/-
110' +/-
110' +/-
100' +/-
104' +/-
94' +/-
86' +/-
82' +/-
80' +/-
82' +/-
87' +/-
74' +/-
72' +/-
67' +/- 72' +/- 72' +/- 72' +/- 60' +/-
100' +/-
64' +/-
72' +/-
72' +/-
72' +/-
72' +/-
72' +/-
72' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/-110' +/-
110' +/-
110' +/-110' +/-
110' +/-
115' +/-
115' +/-
115' +/-
115' +/-
115' +/- 122' +/- 115' +/- 113' +/- 114' +/- 114' +/- 111' +/- 104' +/-
97' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/- 110' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/-
110' +/- 120' +/- 99' +/- 120' +/- 144' +/- 153' +/-
100' +/-
130' +/-
122' +/- 118' +/- 133' +/-72' +/-
72' +/-
72' +/-
72' +/-
72' +/-
72' +/-
72' +/-
72' +/-
72' +/-
78' +/-
76' +/-
77' +/-
80' +/-
83' +/-
84' +/-
84' +/-
81' +/- 76' +/-
77' +/-
77' +/-
78' +/-
78' +/-
79' +/-
78' +/-
81' +/- 110' +/- 50' +/- 50' +/- 61' +/- 66' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 42' +/- 42' +/-
47' +/- 50' +/- 50' +/- 51' +/- 44' +/- 42' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/-
50' +/- 50' +/- 65' +/- 50' +/- 50' +/- 60' +/-
58' +/- 55' +/- 55' +/- 55' +/- 55' +/- 55' +/- 55' +/- 75' +/- 60' +/- 50' +/- 50' +/- 50' +/- 50' +/-
50' +/- 50' +/- 50' +/- 50' +/- 50' +/-
50' +/-
50' +/-
56' +/- 50' +/- 50' +/- 50' +/- 60' +/-
64' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 68' +/- 53' +/- 53' +/- 53' +/- 53' +/- 53' +/- 53' +/- 53' +/- 53' +/- 72' +/- 60' +/- 53' +/- 53' +/- 53' +/- 53' +/- 53' +/- 53' +/- 53' +/- 53' +/- 62' +/- 60' +/- 48' +/-
84' +/-
77' +/-
70' +/-
51' +/- 60' +/-
65' +/- 68' +/- 89' +/-
50' +/- 50' +/-
50' +/-
50' +/- 50' +/-
50' +/-
50' +/-
50' +/- 60' +/-
64' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 50' +/- 65' +/- 60' +/- 60' +/- 61' +/- CITY STANDARD BLOCK WALL OUTLOT A/ LANDSCAPE LOT OUTLOT A/ LANDSCAPE LOT

OUTLOT A/ LANDSCAPE LOT CITY STANDARD BLOCK WALL CITY STANDARD BLOCK WALL CITY STANDARD BLOCK WALL STOP SIGN STOP SIGN STREET COURT
STREET
COURT
STREET
STREET
STREET
COURT
STREET
STREET

OUTLOT A/ LANDSCAPE LOT
103' +/-
152' +/-
102' +/-
110' +/- 50' +/-
60' +/-
2 6,397 SF
50' +/-
50' +/-
3 9,915 SF
4 10,956 SF 5 6,397 SF 6 6,397 SF 50' +/- 50' +/-
110' +/- 50' +/- 104 5,500 SF
110' +/- 50' +/- 105 5,500 SF
110' +/- 50' +/- 106 5,500 SF
110' +/- 50' +/- 107 5,500 SF
110' +/- 50' +/- 108 5,500 SF
110' +/- 50' +/- 109 7,027 SF 65' +/- DEAD/ TO BE REMOVED TO BE EVALUATED/ REMOVED TO BE EVALUATED/ REMOVED TO BE EVALUATED/ REMOVED 34 72' +/- 3,600 SF
50' +/- 35
72' +/- 3,600 SF
50' +/- 36
72' +/- 3,600 SF
50' +/- 37
72' +/- 3,600 SF
50' +/- 38
72' +/- 3,600 SF
50' +/- 39
72' +/- 3,600 SF
50' +/- 40
72' +/- 3,600 SF
50' +/- 41
72' +/- 3,600 SF
50' +/- 42
72' +/- 3,600 SF
50' +/- 43
72' +/- 3,600 SF
50' +/- 44
72' +/- 3,600 SF
50' +/- 45
72' +/- 3,600 SF
50' +/- 46
72' +/- 3,600 SF
50' +/- 47
72' +/- 3,600 SF
50' +/- 48
72' +/- 3,600 SF
50' +/- 49
72' +/- 3,600 SF
50' +/- 50
72' +/- 3,600 SF
50' +/- 51
72' +/- 3,600 SF
50' +/- 52
72' +/- 3,600 SF
50' +/- 53
72' +/- 3,600 SF
50' +/- 54
72' +/- 3,600 SF
50' +/- 72 6,326 SF 115' +/-
55' +/- 73 6,326 SF
115' +/-
55' +/- 74 7,100 SF
68' +/- 75 8,742 SF 76 6,168 SF 77 7,911 SF 122' +/-
50' +/- 122' +/-
50' +/- 50' +/- 79 6,933 SF 78 7,724 SF 75' +/-
130' +/-
112' +/- 50' +/- 70' +/- WALKWAY TO TRAIL WALKWAY TO TRAIL 12,750 SF POCKET PARK 1 2
3 4
R Vicinity Map
N
LOT 10
39-11

RIVER RUN TYPICAL TOWER ROAD SECTION - A
PHASE 5
T.I. = 5.5, R-VALUE = 70 3" A.C. / 6.0" A.B. 30' 110' 30' MIN COMPACTED SUB-GRADE TO 95% COMPACTION MIN. ASPHALT CONCRETE MIN. AGGREGATE BASE, CLASS 2 TO 95% R.C.

2.0%

2.0% 26' PER CITY STD C-3 P.C.C. CURB & GUTTER BARRIER TYPE P.C.C. CURB & GUTTER PER CITY STD C-3 BARRIER TYPEFUTURE SIDEWALK PER CITY STD C-8 5% MAX 5' ROWNEW SIDEWALK PER CITY STD 7' 5% MAX OUTLOT 10' PL PARKWAY ROW 5' 7' 34'-150' (varies) NEW BIKE PATH HATCHING INDICATES ACCESS EASEMENT PER RIVER RUN LARGE LOT SUBDIVISION MAP 39-11 EMBANKMENT 10' OUTLOT ST. JOHNS RIVER
MCAULIFF STREET GOLDEN WEST HS ST. JOHNS PKWY HOUSTON AVE PHASED LOTS 46' 8' ACCESS ROAD

OUTLOT D
60' R.O.W. RESIDENTIAL

STREET CROSS SECTION
N.T.S. ROW FLFLROW
110' R.O.W. S. LOVERS LANE
(PACKWOOD CREEK SOUTH)

CROSS SECTION
N.T.S. CL EX. FOC EX. ROW SAWCUT EX. PAVEMENT EX. FOC FL QUARTER SECTION LINE 60' S. VISTA STREET

CROSS SECTION
SCALE:1"=10' ROW FLEX.FL ROW
110' R.O.W. S. LOVERS LANE
(PACKWOOD CREEK NORTH)

CROSS SECTION
N.T.S. CL EX. FOC EX. ROW SAWCUT EX. PAVEMENT EX. FOC FL QUARTER SECTION LINE Revision Engineer's Seal Client/Project Title
Sheet No.
of URBAN PLANNING AND DESIGN
3 VISALIA, CALIFORNIA
sheets VISALIA 35 TENTATIVE SUBDIVISION MAP COVER SHEET 1 TENTATIVE SUBDIVISION MAP
VISALIA 35
A PORTION OF THE WEST 1/2 SECTION 34, T 18S, R 25E,

CITY OF VISALIA, TULARE COUNTY, CALIFORNIA

VICINITY MAP
N.T.S.

N
SITE

TENTATIVE MAP INFORMATION
OWNER: FOREBAY FARMS, LLC
PO BOX 2717
MERCED, CA 95344
DEVELOPER: FOREBAY FARMS, LLC
PO BOX 2717
MERCED, CA 95344
ENGINEER: VVH CONSULTING ENGINEERS
430 10TH STREET
MODESTO, CA 95354
PH. 209.568.4477
CASEY BARKMAN: [email protected]
ASSESSORS PARCEL NUMBER: 101-050-019
PARCEL SIZE: ±35.07 ACRES
EXISTING ZONING: O-PA PROFESSIONAL/ADMINISTRATIVE OFFICE R-M-2 MULTI-FAMILY RESIDENTIAL
R-1-5 SINGLE-FAMILY RESIDENTIAL

OS OPEN SPACE
EXISTING GENERAL PLAN DES.: LOW DENSITY RESIDENTIAL

MEDIUM DENSITY RESIDENTIAL
OFFICE

PARKS/RECREATION
EXISTING USE: VACANT/UNDEVELOPED
NOTES

1. THIS EXHIBIT IS FOR TENTATIVE MAP PURPOSES ONLY. ALL SITE CHARACTERISTICS SHALL BE VERIFIED PRIOR TO FINAL MAP.

2. A 10' PUBLIC UTILITY EASEMENT (P.U.E. OF PUE) WILL BE LOCATED ADJACENT TO AND PARALLEL WITH ALL PUBLIC RIGHT OF WAYS.

3. PURSUANT TO GOVERNMENT CODE SECTION 66456.1, THE SUBDIVIDER MAY FILE MULTIPLE FINAL MAPS BASED UPON THIS TENTATIVE SUBDIVISION MAP. THE FILING OF A FINAL MAP ON

A PORTION OF THIS TENTATIVE SUBDIVISION MAP SHALL NOT INVALIDATE ANY PART OF THIS TENTATIVE SUBDIVISION MAP.

4. LOT NUMBERS ARE FOR IDENTIFICATION PURPOSES ONLY.

5. FIRE HYDRANTS AND ELECTROLIERS ARE TO BE DESIGNED AND LOCATED PER CITY OF VISALIA STANDARDS AND SPECIFICATIONS.

6. UTILITY SIZING, LOCATION, CONNECTION POINTS, STREET GRADES, PAD ELEVATIONS AND LOT DIMENSIONS ARE PRELIMINARY ONLY AND SUBJECT TO FINAL ENGINEERING DESIGN.

7. ALL UTILITIES WILL BE PLACED UNDERGROUND WITHIN THE PUBLIC RIGHT OF WAY OR PUBLIC UTILITY EASEMENTS. PUBLIC UTILITY EASEMENTS WILL BE PROVIDED AS REQUIRED BY THE CITY OF VISALIA AND UTILITY COMPANIES.

8. THE BOUNDARY INFORMATION IS BASED UPON A FIELD SURVEY PERFORMED BY VVH CONSULTING ENGINEERS.

9. FINAL LANDSCAPE AND IRRIGATION PLANS ARE TO BE SUBMITTED ALONG WITH FINAL IMPROVEMENT PLANS.

10. SUBDIVISION SIGNAGE PER CITY OF VISALIA REQUIREMENTS.

11. TOPOGRAPHICAL SURVEY PERFORMED BY VVH CONSULTING ENGINEERS ON 10-31-2019.

12. A CLASS 4 BIKE PATH IS TO BE CONSTRUCTED ALONG THE ENTIRE PROJECT FRONTAGE OF

LOVERS LANE AND MAY BE PHASE BASED ON THE PROJECT PHASING SHOWN ON THIS TENTATIVE MAP AND/OR AS APPROVED BY THE CITY OF VISALIA. THE DEVELOPER SHALL COORDINATE WITH THE CITY OF VISALIA THE DESIGN OF THE CLASS 4 BIKE PATH DURING THE CIVIL IMPROVEMENT PORTION OF THE PROJECT. CURRENT CITY STANDARDS REQUIRE A CLASS II BIKE LANE, BUT A CLASS IV TO BE FURTHER EVALUATED DURING DESIGN.

13. THE INTERSECTION OF E. HARVARD AVENUE AND S. LOVERS LANE WILL BE DESIGNED TO BE

COMPATIBLE WITH THE APPROVED PACKWOOD CREEK BIKE TRAIL AND PEDESTRIAN CROSSING. THE PROPOSED CURB RAMP TO BE CONSTRUCTED WITH THE PACKWOOD CREEK

TRAIL AND PEDESTRIAN PROJECT MAY BE REMOVED AND RECONSTRUCTED WITH A RETURN

CURB RAMP WITH BULB-OUT AS APPROVED BY THE CITY OF VISALIA DURING THE CIVIL IMPROVEMENT PORTION OF THE PROJECT.

THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF VISALIA, COUNTY OF TULARE, STATE OF CALIFORNIA AND IS DESCRIBED AS FOLLOWS:

The Northwest Quarter of the Southwest Quarter; and the North half of the Southwest Quarter of the Southwest Quarter, all in Section 34, Township 18 South, Range 25 East, Mount Diablo Base and Meridian, in the City of Visalia, County of Tulare, State of California, according to the Official Plat thereof.

EXCEPTING therefrom a strip of land 2 rods off the West side of the Northwest Quarter of the Southwest Quarter and the North half of the Southwest Quarter of the Southwest Quarter of said Section 34.

ALSO EXCEPTING THEREFROM the North 720 feet of the Northwest Quarter of the Southwest Quarter of Section 34, Township 18 South, Range 25 East, Mount Diablo Base and Meridian, in the County of Tulare, State of California, according to the Official Plat of the Survey of said land on file in the Bureau of Land Management at the date of the issuance of the patent thereof.

ALSO EXCEPTING THEREFROM the West 33 feet thereof.

ALSO EXCEPTING THEREFROM the West 60 feet of the North 720 feet of the Northwest Quarter of the Southwest Quarter of Section 34, Township 18 South, Range 25 East, Mount Diablo Base and Meridian, according to the Official Plat of the Survey of said land on file in the Bureau of Land Management at the date of the issuance of the patent thereof.

ALSO EXCEPTING THEREFROM that portion conveyed to the City of Visalia, a municipal corporation by Grant Deed recorded October 9, 2017, as Instrument No. 2017-62355, of Official Records.

LEGAL DESCRIPTION
APN: 101-050-025
APN: 101-250-077
APN: 101-250-043
APN: 101-170-015
APN: 101-170-014
APN: 101-170-013
APN: 101-170-001
APN: 101-170-002
APN: 101-050-033
APN: 101-050-016
N
APN: 100-370-025
APN: 100-360-032
APN: 100-200-003
APN: 100-200-002
APN: 100-200-001
APN: 100-190-068 S. LOVERS LANE

PACKWOOD CREEK

PARADISEAVENUE

PROPOSED LOT SIZE

WIDTH SQUARE FOOTAGE
R-1-5 (LOW DENSITY RES.): 50' 5,000
CORNER: 60' 6,000

JURISDICTION
SEWER: CITY OF VISALIA
WATER: CALIFORNIA WATER
STORM DRAIN: CITY OF VISALIA
GARBAGE: CITY OF VISALIA
ELECTRIC: SOUTHERN CALIFORNIA EDISON
GAS: SOUTHERN CALIFORNIA GAS
CABLE: XFINITY
TELEPHONE: AT&T
FIRE PROTECTION: CITY OF VISALIA
SCHOOL DISTRICT: VISALIA UNIFIED SCHOOL DISTRICT

FLOOD ZONE
MAP: 06107C0934E
EFFECTIVE DATE: 06-16-2009
PANEL: 0934E
COMMUNITY: CITY OF VISALIA, 060409
ZONE: X; 0.2% ANNUAL CHANCE OF FLOOD; 1% ANNUAL CHANCE
FLOOD WITH AVERAGE DEPTHS OF LESS THAN 1 FOOT

ZONING DENSITY

UNITS NET ACREAGE GROSS ACREAGE DENSITY
R-1-5 (LOW DENSITY RES.) 96 12.59 18.64 5.15 DU/A
R-M-2 (MULTI-FAMILY RES.) 8.08 9.82
O-PA (OFFICE-PRO. ADMIN.) 2.10 2.39
OPEN SPACE 4.22 4.22
RIGHT OF WAY 8.08 N/A
TOTAL 96 35.07 35.07
E. FEEMSTER AVENUE
E. PARADISE AVENUE
E. HARVARD AVENUE
E. HILLCREST AVENUE
E. HARVARD AVENUES. VISTA STREET S. VISTA STREET S. VELIE STREET

CITY OF VISALIA PARCEL

LENNAR TULARE

TENTATIVE

SUBDIVISION MAP

PACKWOOD CREEK

REMAINDER TABLE

AREA USE
A 1.11 AC FUTURE DEVELOPMENT
B 3.58 AC FUTURE DEVELOPMENT
C 4.42 AC FUTURE DEVELOPMENT
D 1.09 AC FUTURE DEVELOPMENT

OUTLOT TABLE
A 910 SF PARK STRIP (OPEN SPACE)
B 2.88 AC OPEN SPACE (DEDICATION TO THE CITY OF VISALIA) C 1,558 SF OPEN SPACE (DEDICATION TO THE CITY OF VISALIA) D 1,622 SF OPEN SPACE (DEDICATION TO THE CITY OF VISALIA) E 1.24 AC PARK (OPEN SPACE)
OPEN SPACE TOTAL - 4.22 AC (12.03% NET)
R-1-5 ZONING SETBACKS
FRONT (EXTERIOR) 15' LIVING SPACE
22' GARAGE
FRONT (EXTERIOR) CUL-DE-SAC/KNUCKLE 15' LIVING
20' GARAGE
SIDE (INTERIOR) 5'
SIDE (EXTERIOR) 10'
REAR 25'

OUTLOT B

OPEN SPACE

REMAINDER B

FUTURE DEVELOPMENT

REMAINDER A

FUTURE DEVELOPMENT

REMAINDER C

FUTURE DEVELOPMENT

OUTLOT A

OPEN SPACE

OUTLOT C

OPEN SPACE

OUTLOT D

OPEN SPACE

OUTLOT E

FUTURE PARK

REMAINDER D
FUTURE DEVELOPMENT S. PALM STREET S. VELIE STREET
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HWY 99
HWY 99
HWY 198 ROAD 60
ROAD 68
ROAD 76
HWY 198
ROAD 156
ROAD 148
ROAD 124
SHIRK ST.

AKERS ST.

SHIRK ST.

AKERS ST. AVENUE 320 AVENUE 320 KELSEY ST.

AVENUE 264
AVENUE 272
DEMAREE ST.

LOVERS LANE
LINWOOD ST.

DEMAREE ST.

LOVERS LANE
WALNUT AVE.

TULARE AVE.

GOSHEN AVE.

RIGGIN AVE. RIGGIN AVE.

GOSHEN AVE.

TULARE AVE.

WALNUT AVE.

MOONEY BLVD.

SANTA FE ST.

MOONEY BLVD.

DINUBA BLVD.

McAULIFF ST.

HOUSTON AVE.

CALDWELL AVE. CALDWELL AVE. BEN MADDOX WAY BEN MADDOX WAY WHITENDALE AVE.

Legend
SB9, Up to 4 units
SHRA, Up to 10 units
SSO, 11 to 80 units
SSO, 81 to 160 units
City Limits
Sites Eligible for Streamlining by Measure ´ ²
RESOLUTION NO. 2026-25

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF VISALIA, RECOMMENDING APPROVAL OF AN ORDINANCE AMENDING TITLE 16 (SUBDIVISIONS) OF THE VISALIA MUNICIPAL CODE PERTAINING TO A

STREAMLINED APPROVAL PROCESS AND TO ESTABLISH PROCEDURES FOR

URBAN LOT SPLITS AND SMALL LOT SUBDIVISIONS
WHEREAS, on March 2, 2026, the City Council of the City of Visalia (“City Council”) voted to initiate a subdivision ordinance amendment to streamline small and simple maps (“Subdivision Ordinance Amendment”); and,
WHEREAS, this Subdivision Ordinance Amendment, as depicted in Attachment “A”, includes ordinances to implement the small lot subdivision provisions of the Starter Home Revitalization Act of 2021 (Chapter 8 of Division 2 of Title 7 of the California Government Code) and the urban lot split provisions of Senate Bill 9 (2021); and, WHEREAS, as required by California law, the City has prepared an update (i.e., 6th Cycle Update) to its Housing Element to reflect the current Regional Housing Needs Allocation (RHNA) cycle of 2023-2031; and,
WHEREAS, Policy 5.8 adopted in the Housing Element is to work to remove governmental constraints to housing development; and,
WHEREAS, the Planning Commission of the City (“Planning Commission”), after duly published notice, held a public hearing before said Commission on May 11, 2026; and,
WHEREAS, the Planning Commission considered the proposed subdivision ordinance amendment and the evidence contained in the staff report and testimony presented at the public hearing.

NOW, THEREFORE, BE IT RESOLVED that the Planning Commission finds and recommends to the City Council:

1. That the project is exempt from further environmental review pursuant to Government Code Sections 66411.7(n), 66499.41(i), and California Code of Regulations Section 15061(b)(3).

2. That the Subdivision Ordinance Amendment is consistent with the General Plan.

3. That adopting the Subdivision Ordinance Amendment is in the best interest of the City of Visalia.

4. That the Subdivision Ordinance Amendment described herein in Attachment “A” be approved.

ATTACHMENT “A”
ORDINANCE NO. 2026-__

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF VISALIA AMENDING TITLE 16 (SUBDIVISIONS) OF THE VISALIA MUNICIPAL CODE PERTAINING TO A

STREAMLINED APPROVAL PROCESS AND TO ESTABLISH PROCEDURES FOR

URBAN LOT SPLITS AND SMALL LOT SUBDIVISIONS
WHEREAS, this ordinance amendment, as depicted in Exhibit “A” (“Ordinance”), is a request by the City of Visalia (“City”) to add to and amend regulations within the Visalia Municipal Code Title 16 (Subdivisions) pertaining to streamlining small and simple maps, and the ministerial approval of urban lot splits, and small lot developments; and, WHEREAS, this ordinance amendment, as depicted in Exhibit “A”, includes ordinances to implement the small lot subdivision provisions of the Starter Home Revitalization Act of 2021 (Chapter 8 of Division 2 of Title 7 of the California Government Code) and the urban lot split provisions of Senate Bill 9 (2021); and, WHEREAS, as required by California law, the City has prepared an update (i.e., 6th Cycle Update) to its Housing Element to reflect the current Regional Housing Needs Allocation (RHNA) cycle of 2023-2031; and,
WHEREAS, Policy 5.8 adopted in the Housing Element is to work to remove governmental constraints to housing development; and,
WHEREAS, the City has initiated a subdivision ordinance amendment to update its existing ordinance pertaining to (1) streamline the decision-making process of small and simple subdivisions and (2) ministerial approvals of small lot developments and urban lot splits; and,
WHEREAS, the Planning Commission of the City (“Planning Commission”), after duly published notice, held a public hearing before said Commission on May 11, 2026; and,
WHEREAS, the Planning Commission considered the proposed subdivision ordinance amendment and the evidence contained in the staff report and testimony presented at the public hearing; and,
WHEREAS, the Planning Commission recommended that the City Council of the City of Visalia (“City Council”) find that the project is exempt from further review under the California Environmental Quality Act (CEQA) pursuant to Government Code Sections 66411.7(n), 66499.41(i), and California Code of Regulations Section 15061(b)(3) which exempts ordinances implementing Senate Bill 9 (2021) and the Starter Home Revitalization Act of 2021, as the proposed zone text amendment will not in and of themselves have an effect on the environment and recommended that the City Council approve the ordinance amendment; and,
WHEREAS, the City Council, after duly published notice, held a public hearing before said City Council on _______________________, and introduced said Ordinance for first reading on that date; and,
WHEREAS, the City Council held a second reading of said Ordinance on _______________________; and,
NOW, THEREFORE, BE IT RESOLVED that the project is exempt from further environmental review pursuant to Government Code Sections 66411.7(n), 66499.41(i), and California Code of Regulations Section 15061(b)(3).

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

1. Ordinance No. 2026-__ is consistent with the General Plan.

2. Adopting Ordinance No. 2026-__ is in the best interest of the City of Visalia.

3. Ordinance No. 2026-__, is approved, as contained in Exhibit “A” of this Ordinance.

Severability. If any section, subsection, subdivision, paragraph, sentence, clause or phrase of this Ordinance, or its application to any person or circumstances, is for any reason held to be invalid or unenforceable, such invalidity or unenforceability shall not affect the validity or enforceability of the remaining sections, subsections, subdivision, paragraphs, sentences, clauses or phrases of this Ordinance, or its application to any other person or circumstance. The City Council of the City of Visalia hereby declares that it would have adopted each section, subsection, subdivision, paragraph, sentence, clause or phrase hereof, irrespective of the fact that any one or more other sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases hereof be declared invalid or unenforceable.

Construction. The City Council intends this Ordinance to supplement, not to duplicate or contradict, applicable state and federal law and this Ordinance shall be construed in light of that intent.

Effective Date. This Ordinance shall take effect thirty days after its adoption.

Certification. The City Clerk shall certify to the passage and adoption of this Ordinance and shall cause the same to be published or posted according to law.

PASSED AND ADOPTED: BRETT TAYLOR, MAYOR
ATTEST: ___________________________

LESLIE CAVIGLIA, CITY CLERK APPROVED BY CITY ATTORNEY
___________________________

STATE OF CALIFORNIA )
COUNTY OF TULARE ) ss.

CITY OF VISALIA )
I, Leslie Caviglia, City Clerk of the City of Visalia, certify the foregoing is the full and true Ordinance 2026-__ passed and adopted by the Council of the City of Visalia at a regular meeting held on _______________________, and certify a summary of this ordinance will be published in a newspaper of general circulation.

Dated: _______________________ LESLIE CAVIGLIA, CITY CLERK By Reyna Rivera, Chief Deputy City
Clerk
EXHIBIT “A”
Ordinance No. 2026-__
Section 1. Visalia Municipal Code Title 16 (Subdivisions) is hereby amended to read as follows, as specified by underline and italics for additions and strikeout for deletions:

Title 16

SUBDIVISIONS
Chapters:

16.17 Urban Lot Splits

16.18 Small Lot Subdivisions

16.48 Environmental Impact Mitigation[Reserved.]
Chapter 16.04

GENERAL PROVISIONS
Sections:

16.04.035 Review authorities for subdivision decisions.

16.04.010 Authority for local regulations.

This title is enacted pursuant to the provisions of Division 2 of Title 7 of the Government Code of the State of California, referred to herein as the Subdivision Map Act, and may be referenced as the Subdivision Ordinance.

16.04.030 Responsibilities.

A. City Attorney. The city attorney shall be responsible for approving as to form all subdivision improvement agreements and subdivision improvements securities.

B. City Council. The City Council shall have final jurisdiction in the approval of final maps if the acceptance of land and improvements is proposed for dedication to the city.

C. City Engineer. The city engineer or his/her designee shall be responsible for:

1. Establishing design and construction details, standards and specifications;

2. Determining if proposed subdivision improvements comply with the provisions of this title and the Subdivision Map Act and for reporting the findings together with any recommendations for approval, or conditional approval, of the tentative map to the city planner;

3. The processing and checking of final maps, parcel maps, reversion to acreage maps, amended maps, subdivision improvement plans, lot line adjustment maps, mergers and certificates of compliance;

4. The inspection and approval of subdivision improvements;

5. The approval of private subdivision improvements (improvements not to be maintained by the city).;

6. Determine that all public facilities and improvements required of land divisions are adequate and provided pursuant to City standards.

D. Planning Commission. The Planning Commission is the designated official body charged with the duty of conducting public hearings, making investigations and reports on the design and improvement of proposed divisions of real property, the imposing of requirements or conditions thereon, and shall approve, conditionally approve or disapprove tentative maps other than small and simple maps, notwithstanding tentative maps whose approval requires the certification of an Environmental Impact Report.

E. City Planner. The city planner shall be responsible for:

1. Investigating proposed subdivisions tentative maps and parcel maps for conformity to the general plan, specific plans, and zoning ordinances of the city and reporting his finding together with recommendations for approval, conditional approval, or disapproval to the Planning Commission Review Authority;

2. Examining and certifying that final maps and parcel maps in which a tentative map was required are in substantial conformance to the approved or conditionally approved tentative map.:

3. Approving or denying urban lot splits and small lot subdivisions;

4. Approving, conditionally approving, or disapproving time extensions for tentative maps.

F. Site Plan Review Staff. The Site Plan Review Staff shall be responsible for the review of tentative parcel maps, tentative subdivision maps, vesting tentative subdivision maps, and vesting tentative parcel maps and shall provide the subdivider, City Planner, and the Planning CommissionReview Authority with the committeestaff's comments, and requirements for conformance to city ordinances and policies.

G. Subdivider. The subdivider shall prepare maps consistent with the standards contained herein, design public improvements consistent with the public improvement standards of the city, and shall process said maps in accordance with the regulations set forth herein.

H. City Manager. The City Manager or their designee shall be the designated official charged with the duty of conducting hearings, making investigations and reports on the design and improvement of proposed divisions of real property, the imposing of requirements or conditions thereon, and shall approve, conditionally approve or disapprove small and simple maps.

1. Nonresidential tentative maps that do not otherwise require the recommendation or approval of another permit from Planning Commission.

2. Residential tentative maps equal to or less than 160 units or 160 lots for residential purposes whose overall approval does not require the recommendation or approval of Planning Commission.

16.04.035 Review authorities for subdivision decisions.

Table 16.04.035 identifies the Review Authority responsible for reviewing and making decisions on each type of subdivision application and other decision required by this Subdivision Ordinance. Any reference to a City official or authority shall include their authorized representative(s). Authorities referenced below with respect to a certain type of application as “Appeal” shall be considered an Appeal Body.

Table 16.04.035: Review authorities for subdivision decisions Type of Subdivision
Application
Role of Review Authority
City Planner City
Engineer
Site Plan
Review Staff
City Manager Planning
Commission
City Council
Nonresidential
Tentative Maps
Small and simple
maps
Advise Advise Advise Decision Appeal Appeal
All other tentative
maps
Advise Advise Advise Decision Appeal
Residential
Tentative Maps
Small and simple
maps
Advise Advise Advise Decision Appeal Appeal
All other tentative
maps
Advise Advise Advise Decision Appeal
Urban lot splits Decision Advise Advise Appeal
Small lot
subdivisions Decision Advise Advise Appeal
Condominium
Conversions Advise Advise Advise Decision Appeal
Final and Parcel
Maps Advise Advise Decision
Time Extensions Decision Advise Appeal
Lot Line
Adjustments Decision Advise Appeal

16.04.040 Appeals.

A. The subdivider or any interested person adversely affected may, upon payment of an appeal fee as may be established by resolution of the City Council, appeal any decision, determination, or requirement of the Review Authority Planning Commission by filing a notice thereof in writing with the city clerk, setting forth in detail the action and the grounds upon which the appeal is based within ten (10) days after the action that is the subject of the appeal. Such notice shall state specifically where it is claimed there was an error or abuse of discretion by the Review Authority Planning Commission.

B. Upon the filing of an appeal, the Appeal Body City Council shall set the matter for hearing. Such hearings shall be held within thirty (30) days after the date of filing the appeal or receipt of council member request. City clerk shall give notice of the hearing according to the procedure required for the initial action by the Planning Commission, except that the timing of such notice shall be no less than ten (10) days before the hearing date.

C. In holding the hearing on the matter, the council Appeal Body may receive any and all information pertinent to the matter, regardless of whether such information was first presented to the Planning CommissionReview Authority. In the case of decisions by the Planning CommissionReview Authority that followed a public hearing, the City CouncilAppeal Body shall hold a new public hearing on the matter.

D. Upon the close of the hearing, the Council Appeal Body shall vote to either:

1. cConfirm the decision of the Planning CommissionReview Authority;,

2. oOverturn the decision;

3. cConfirm the decision with modifications; or,, and the Council may c

4. Continue the item to the next meeting if necessary to direct staff to prepare a conforming resolution with findings, which shall be considered by the Council Appeal Body at their next scheduled Council meeting.

In the case of tentative maps, the Council may also take any action identified in Section 16.16.120. Planning Commission.

16.04.050 Exceptions.

A. Petition. The Planning CommissionReview Authority may authorize conditional exceptions to any of the requirements and regulations set forth in this title. Application for any such exception shall be made by a petition of the subdivider stating fully the ground of the application and the facts relied upon by the petitioner. Such petition shall be filed with the tentative map of the subdivision and shall be on a form provided by the city. The application shall be accompanied by a fee as set forth from time to time by resolution of the City Council.

B. Findings.

1. In order for the property referred to in the petition to come within the provision of this section, it shall be necessary that the Planning CommissionReview Authority make the following findings:
a. That there are special circumstances and conditions affecting this property; b. That the exception is necessary for the preservation and enjoyment of a substantial property right of the petitioner;
c. That the granting of the exception will not be detrimental to the public welfare or injurious to other property in the territory in which said property is situated.

2. In approving such exceptions the Planning CommissionReview Authority shall secure substantially the objectives of the regulations to which exceptions are requested, and shall act to protect the public health, safety, convenience and general welfare.

3. In approving any exception under the provisions of this section, the Planning CommissionReview Authority shall report its findings with respect thereto and all facts in connection therewith, and shall specifically and fully set forth the exception recommended and conditions designated.

16.04.080 Planned unit developments.

Where, in accordance with provisions of the zoning ordinance, a use permit has been granted authorizing a planned unit development on the land or a portion of the land proposed to be subdivided, the plan of the subdivision shall conform with the plan of the planned unit development as approved by the Planning Commission and City CouncilReview Authority. Exceptions to the subdivision regulations that are necessary to execute the planned unit development as approved by the Planning Commission and City Council may be authorized by the Planning CommissionReview Authority in accordance with the provisions of Section 16.04.050.

16.04.085 School site dedications and reservations.

A. In considering the approval or the conditions of approval of a parcel map or subdivision map, as those terms are defined in the Subdivision Map Acttentative map, the City Council or the Planning CommissionReview Authority may require the reservation or dedication of school sites in a manner that is consistent with the provisions of Government Code sections 66478 and 66479, provided that the council or the commission, as the case may be,Review Authority is able to determine that the conditions enumerated in those sections, as they may from time to time be amended, are applicable to the proposed subdivision map or parceltentative map.

B. The planning and community preservation director, in cooperation with the official designated by the Visalia Unified School District, shall develop and keep in place a policy establishing the manner in which this section shall be implemented by the City Planner and his or her designees. Such policy shall be established at the discretion of the City Planner, provided the policy is consistent with the Government Code sections 66478 and 66479.

Chapter 16.08

DEFINITIONS

16.08.010 Definitions.

A. The following definitions shall be used to define words or phrases in this title.

Whenever any words or phrases used in this title are not defined herein, but are defined in the Subdivision Map Act or in Title 17 (Zoning Ordinance), such definitions are incorporated herein and shall apply as though set forth herein in full, unless the context clearly indicates a contrary intention.

A person “acting in concert with the owner” means a person that has common ownership or control of the subject parcel with the owner of the adjacent parcel, a person acting on behalf of, acting for the predominant benefit of, acting on the instructions of, or actively cooperating with, the owner of the parcel being subdivided. “Adjacent parcel” means any parcel of land that is (1) touching the parcel at any point; (2) separated from the parcel at any point only by a public right-of-way, private street or way, or public or private utility, service, or access easement; or (3) separated from another parcel only by other real property which is in common ownership or control of the applicant.
“Appeal Body” means the Planning Commission in the event of an appealed decision of the City Manager or City Planner, or the City Council in the event of an appealed decision of the Planning Commission.
"Arterial streets" means streets intended to provide the majority of the city's traffic carrying capacity; provides connections to the freeway system and to collector streets; provides access to major travel generators; typically designed with four lanes for through traffic, two parking/transit/right-turn lanes, and a median with single left-turn lane at intersections.
"Block" means the area or parcels of land that is entirely bounded by subdivision boundaries, streets, highways or railroad tracks, excepting alleys. “Car share vehicle” means a motor vehicle that is operated as part of a regional fleet by a public or private care sharing company or organization and provides hourly or daily service.
"Collector streets" means streets intended to provide connectivity between local streets and the arterial street system; also provides access to adjacent land uses; typically designed with two lanes for through traffic, two parking/transit lanes and a median for left-turn access.
“Common ownership or control” means property owned or controlled by the same person, persons, or entity, or by separate entities in which any shareholder, partner, member, or family member of an investor of the entity owns ten percent or more of the interest in the property.
"Condominium" means an estate in real property consisting of an undivided common interest in a parcel of real property together with a separate interest of space in a residential, industrial or commercial building on such real property. A condominium may include, in addition, a separate interest in other portions of such real property.

Apartment cooperatives shall be defined as condominiums. "Conversion" means the creation of separate ownership of existing real property together with a separate interest in the space of a residential, industrial or commercial building.
"Design" means street alignments, grades and widths; drainage and sanitary facilities, and utilities, including alignments and grades; location and widths of all required easements and right-of-ways; access drives and pedestrian ways; lot size and configuration; traffic access; grading; land to be dedicated for park or recreational uses; and such other specific requirements as necessary to conform to the general plan or any adopted specific plan.
"Environmental impact report" means an informational document which, when its preparation is required, shall be considered by every public agency prior to its approval or disapproval of a project. The purpose of an environmental impact report is to provide public agencies and the public in general with detailed information about the effect which a proposed project is likely to have on the environment; to list ways in which the significant effects of such a project might be minimized; and to indicate alternatives to such a project, as specified in Section 21100 of the California Environmental Quality Act.
“Extremely low-income household” has the meaning set forth in Health & Safety Code Section 50106.
"Freeways" means streets intended exclusively for movement of high volumes of inter-city, regional, and longer local trips at high speeds. "General Plan" means the general plan of the City of Visalia and any amendment thereto.
"Improvement" means and includes street construction, storm drainage facilities, utilities, culverts, landscaping, sanitary sewer facilities, traffic control devices and other facilities as necessary for the general use of the owners in the subdivision and local neighborhood traffic.
“Improvement, private” means an improvement not maintained by the City of Visalia. "Local streets" means streets intended exclusively to provide access to adjacent land uses; typically designed with two through lanes with parking on both sides. "Lot" means a parcel of land separated from other parcels of land as the result of a recorded subdivision map or parcel map.
"Lot line adjustment" means an adjustment of the lot line between four (4) or fewer adjoining parcels, where the land taken from one parcel is added to an adjacent parcel, and where a greater number of parcels than originally existed is not thereby created, provided the lot line adjustment is approved by the city planner. “Lower-income household” has the meaning set forth in Health & Safety Code Section 50079.5.
"Major arterial streets" means streets intended to provide a high level of capacity in selected high volume corridors; provides connections to the freeway system and to collector streets; provides access to major travel generators; typically designed with six lanes for through traffic, a parking/transit/right-turn lane, and a median with dual left-turn lanes at intersections.
"Merger" means the joining of two or more contiguous parcels of land, under one ownership, into one parcel.
“Moderate income household” has the meaning set forth in Health & Safety Code Section 50093.
“Net habitable square feet” has the meaning set forth in Government Code Section 66499.41(a)(6).
"Parcel map" means a map prepared to divide or consolidate in accordance with the provisions of this title and the map act.
“Planning and community preservation director” means the individual appointed by the City Manager to serve as the head of the City department responsible for planning, zoning, and subdivision functions, or such successor position or title as may be established by the City Manager or City Council, and includes any authorized designee of such individual.
“Qualified urban use” has the meaning set forth in Public Resources Code Section 21072.
"Reversion to acreage" means a map prepared for the purpose of reverting to acreage land previously subdivided.
“Review Authority” means the advisory agency responsible for deciding on the respective application as determined under Sections 16.04.030 and 16.04.035. “Small lot subdivision” means a parcel map or tentative map for a housing development project that complies with the provisions of California Government Code section 66499.41.
“Specific adverse impact” means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date that a housing development project application was deemed complete. Inconsistency with the zoning ordinance or general plan land use designation and eligibility to claim a welfare exemption are not specific health or safety impacts.
“Small and simple maps” means a tentative map that is any of the following:

1. Nonresidential tentative maps that do not otherwise require the recommendation or approval of another permit from Planning Commission or an exception to this Subdivision Ordinance.

2. Residential tentative maps equal to or less than [80/160] units or [80/160] lots for residential purposes whose overall approval does not require the recommendation or approval of Planning Commission or an exception to this Subdivision Ordinance. “Small lot subdivision” means a parcel map or tentative map for a housing development project that complies with the provisions of California Government Code section 66499.41.
“Specific adverse impact” means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date that a housing development project application was deemed complete. Inconsistency with the zoning ordinance or general plan land use designation and eligibility to claim a welfare exemption are not specific health or safety impacts.
"Street" means a thoroughfare, dedicated as such or acquired for public use as such, other than an alley, which afford the principal means of access to abutting land. "Street" includes streets, avenues, courts, drives, parkways, ways, or lands. "Subdivider" means a person, firm, corporation, partnership, or associate who causes to be divided real property into a subdivision for himself, herself, or for others; except that employees and consultants of such persons or entities, acting in such capacity, are not subdividers.
"Subdivision" means the division of any improved or unimproved contiguous land for the purpose of sale, lease, or financing, whether immediate or future. Property shall be considered as contiguous units, even if it is separated by roads, streets, utility easements or railroad rights-of-way. Subdivision includes a condominium project, as defined herein or in Section 1350 of the Civil Code or a community apartment project, as defined in Section 11004 of the Business and Professions Code. Any conveyance of land to a governmental agency, public entity, or public utility shall not be considered a division of land for purposes of computing the number of parcels.

Subdivision does not include:

1. Buildings divided into apartments, offices, stores or similar space within apartment buildings, industrial buildings, commercial buildings, mobile home parks, or trailer parks for the purpose of lease or financing;

2. Land divided by mineral, oil, or gas leases;

3. Land dedicated for cemetery purposes under the Health and Safety Code of the State of California.
"Subdivision improvement standards" means standard details, standard specifications, and other standards approved by the City Council shall govern the improvements to be constructed pursuant to this title and Subdivision Map Act. "Subdivision Map Act" means the latest edition of the Subdivision Map Act of the state of California.
“Substantially surrounded” has the meaning set forth in Public Resources Code section 21159.25.
“Sufficient for separate conveyance” means that each attached or adjacent dwelling unit is constructed in a manner adequate to allow for the separate sale of each unit in a common interest development as defined in Civil Code section 4100 (including a residential condominium, planned development, stock cooperative, or community apartment project), or into any other ownership type in which the dwelling units may be sold individually.
"Tentative map" means and refers to a map made for the purpose of showing the design of a proposed subdivision or parcel map and the existing conditions in and around it.
“Urban lot split” means a parcel map that complies with the provisions of California Government Code section 66411.7.
“Vacant” has the meaning set forth in Government Code Section 66499.41(a)(2)(A)(ii). “Very low income household” has the meaning set forth in Health & Safety Code Section 50105.
"Vesting tentative map" means a tentative map for a residential subdivision that shall have printed conspicuously on its face the words "Vesting Tentative Map" at the time it is filed.

Chapter 16.12

DESIGN AND CONSTRUCTION STANDARDS

16.12.010 Streets and highways.

Sections:

16.12.010 Streets and highways.

16.12.020 Alleys.

16.12.030 Street names.

16.12.040 Blocks.

16.12.050 Lots.

16.12.060 Reserve strips.

16.12.070 Grading and erosion control.

16.12.080 Watercourses.

16.12.090 Ponding lots.

16.12.100 Walls and Fences

16.12.010 Streets and highways.

A. The public street and highway design shall conform both in width and alignment with any general plan circulation element, precise street plans and other precise plans adopted by the City Council, and right-of-way for any such street or highway indicated on the general plan or precise plans shall be dedicated to the city by the subdivider.

B. Streets and highways not otherwise designated on the Circulation Element of the General Plan shall not be less than those set forth in this title; except where it can be shown by the subdivider that the topography of the land is such as to justify narrower width. Increased widths may be required for bicycle lanes or transit stops when determined necessary by the Planning CommissionReview Authority in the public interest. Approval or determination of street classification shall be made by the City Council by adopting improvement standards for:

Divided arterial streets
Undivided arterial streets
Collector streets/local streets
Minor loop streets
Cul-de-sac streets
Frontage road
C. Relationship to Existing Streets. The street system in the proposed subdivision shall relate functionally to the existing streets in the area adjoining the subdivision.

D. Centerlines. The centerlines of all streets, wherever practicable, shall be the continuations of the centerlines of existing streets or shall be offset at least one hundred fifty (150) feet.

E. Intersections. Each street intersection shall be as near to a right angle as is practicable, and no intersection of streets at angles less than sixty (60) degrees shall be approved unless necessitated by topographical conditions as determined by the city engineer.

F. Corners. At street intersections, the block corners shall be angled to provide sufficient right-of-way, and shall correspond to approved develop improvement standards.

G. Cul-de-sacs or Dead End Streets. No cul-de-sac or dead end street shall be more than eight hundred (800) feet in length. Where necessary to give access to or permit a satisfactory future development of adjoining land, streets shall extend to the boundary of the property and the resulting dead-end streets may be approved with a temporary turnaround. In all other cases, a turn-around having a minimum radius of fifty-three (53) feet, measured to the property line, and a minimum of forty-three (43) feet to curb face shall be required.

H. Curve Radius. The centerline curve radius on arterial streets shall be designed in accordance with acceptable safe engineering practices and in no case shall be less than five hundred (500) feet. Centerline curve radius on other streets shall not be less than two hundred (200) feet.

I. Frontage Streets. When any lot fronts or sides on any arterial street, expressway, or freeway, the subdivider may be required to dedicate and improve a frontage street to provide ingress to and egress from such lots.

J. Private Road and Alleys. Private roads and alleys shall not be permitted unless approved by the Review Authority as part of a use permit authorizing a planned unit development, as set forth in Visalia Municipal Code Chapter 17.26, approved by the Planning Commission.

K. Grades. Grades of streets shall not be less than two-tenths (0.2) percent and not greater than seven (7) percent unless, because of topographical conditions or other exceptional conditions, the city engineer determines that a grade less than two-tenths (0.2) percent or in excess of seven (7) percent is necessary.

L. Access on Arterials. When the rear of any lot borders an arterial, the subdivider may be required to execute and deliver to the city an instrument prohibiting the right of ingress and egress from said arterial to said lot.

16.12.020 Alleys.

A. Alleys shall be optional in residential subdivisions. The Planning CommissionReview Authority for any one of the following reasons may require alleys. If alleys are required, they shall be constructed to city standards:

1. Unusual size, shape or topographical character of the property to be subdivided;

2. The relationship to existing or proposed commercial, industrial or high density residential development or adjacent railroad right-of-way;

3. The special nature of the design or density of a residential subdivision where dwellings are grouped in such a manner as to require access from other than the street frontage;

4. The need to maintain continuity of existing alleys where the property to be subdivided is located immediately between existing residential blocks where alleys are provided.

B. Residential alleys shall have a minimum dedicated width of twenty (20) feet.

C. Alleys shall be provided where needed to serve existing or proposed commercial or industrial subdivisions and shall have a minimum dedicated width of thirty (30) feet with adequate provisions for ingress and egress.

D. A twenty (20) foot corner diagonal cut off measured along the property lines from the point of intersection will be required where two alleys intersect.

E. Alleys shall be so laid out and aligned as to provide reasonable access for utilities and other services.

F. Dead end alleys shall be prohibited.

16.12.050 Lots.

A. Lot Width.

1. Each residential lot or parcel shall have frontage width not less than that required by the zoning ordinance, as set forth in Title 17 of the Municipal Code. Each residential lot or parcel on a dead end street, cul-de-sac, or on a curbed street, when the side lines thereof are diverging from the front to the rear of such lot or parcel, shall have a width not less than that required by the zoning ordinance.

B. Lot Depth. The depth of all lots shall comply with the requirements of the zoning ordinance relative to each particular zoning district.

C. Lot Area. The area of all lots shall comply with the requirements of the zoning ordinance relative to each particular zoning district.

D. Lot Frontage. Lots shall have a single frontage on a street; new double frontage lots or lots without street frontage will not be permitted except where, in the opinion of the Planning CommissionReview Authority, topographic or unusual physical conditions justify a deviation from this rule.

E. Side Lines. The side lines of lots shall, wherever practicable, be required to run at right angles or radially to the street upon which the lot faces.

F. Lot Numbering and Dimensions. Lot numbers shall begin with the numeral "1" and shall continue consecutively through each unit of the tract with no omissions or duplications, and no block numbers shall be used.

G. Suitability of Lots. All lots shall be suitable for the purpose for which they are intended to be sold. Land subject to flooding or deemed by the Planning CommissionReview Authority to be uninhabitable shall be indicated on the final map.

H. Land Remnants. All remnants of below minimum size left over after the subdivision of a larger tract must be added to adjacent lots rather than allowed to remain as unusable parcels.

16.12.080 Watercourses.

A. In the event that the subdivision is traversed by any watercourses, channels, streams or creeks, the subdivider shall dedicate rights-of-way or easements for storm drainage purposes conforming substantially with the lines of such watercourses, channels, streams or creeks or shall provide by dedication further and sufficient rightsof-way or easements as shall be required for structures or channel changes, or both, to dispose of such surface and storm waters.

B. The Planning CommissionReview Authority may disapprove a tentative map of a subdivision because of flood hazard and inundation and require protective improvements to be constructed as a condition precedent to approval of the map.

16.12.090 Ponding lots.

A. Detention or retention ponds will only be allowed in areas where it has been determined by the city engineer that other methods of drainage are not practical.

B. Permanent detention or retention ponds shall be a minimum of five (5) acres and dedicated to the city for maintenance. Landscaping and irrigation systems shall be installed as approved by the director of public servicesworks.

C. Temporary detention or retention ponds may be approved until such time as drainage facilities are available for connection and shall be dedicated to the city in easement form.

16.12.100 Walls and Fences.

A. For proposed residential subdivisions, security walls or fences that are proposed for residential developments along arterial or collector streets shall provide pedestrian access between the arterial or collector and the development to allow access when transit vehicles operating on an arterial or collector street.

B. Exceptions consistent with Chapter 17.42 may be granted during the Planning Commission approval process in accordance with 16.1604.110 050or subsequent Council action in accordance with 16.16.120.

Chapter 16.16

TENTATIVE MAPS
Sections:

16.16.010 Preliminary review.

16.16.020 Review by site plan review staff.

16.16.030 Tentative subdivision maps.

16.16.040 Subdivision filing fees.

16.16.050 Size of maps.

16.16.060 Information required.

16.16.070 Accompanying reports and statements.

16.16.080 Distribution of filed maps.

16.16.090 Staff reports.

16.16.100 Hearing and notice.

16.16.110 Commission approvalDecision.

16.16.115 Denial of tentative map or parcel map.

16.16.120 Council action[Reserved].

16.16.130 Expiration of maps and extensions.

16.16.010 Preliminary review.

Prior to filing of a tentative subdivision map, a conceptual map shall be submitted to the Site Plan Review Staff in accordance with Chapter 17.28 of the Zoning Ordinance.

The map shall be drawn at a scale large enough to show all details clearly and enough sheets shall be used to accomplish this end. The map shall show the entire parcel proposed for subdivision including: approximate lot lines, street alignments, adjacent streets and adjacent land uses. The Site Plan Review Staff will prepare comments, recommendations, and requirements of the tentative subdivision map for the subdivider's review.

16.16.020 Review by site plan review staff.

A. All tentative subdivision maps shall be reviewed by the Site Plan Review Staff prior to the submission of a tentative map to the Planning CommissionReview Authority.

B. The Site Plan Review Staff shall examine and review the following:

1. The completeness and accuracy of the tentative map and the suitability of the land for purposes of subdivision;

2. Conformity of the overall design of the subdivision to the general plan and all pertinent requirements of this title and other laws and plans of the city;

3. The provisions for, and suitability of street improvements, underground utilities, fire hydrants, street lights, storm drains, streets, trees and sidewalks. The adequacy of the water supply, solid waste collection, sewage disposal and easements for utilities and drainage;

4. Provisions for public areas, including parks, schools, public utilities facilities, etc.

C. If any portion of the subdivision is in conflict with any of the requirements of this title, other ordinances, or state law, the Site Plan Review Staff shall, to the best of their ability, advise the subdivider of such conflicts.

D. The Site Plan Review Staff may deem it advisable to recommend additional improvements, easements or dedications to be included; in which case, the subdivider shall be duly informed of the nature of the recommendations following the Site Plan Review Staff meeting.

E. The Site Plan Review Staff shall make a report of its recommendations to the Planning CommissionReview Authority, and shall furnish a copy of that report to the subdivider, in accordance with Chapter 17.28.

16.16.030 Tentative subdivision maps.

A. The tentative map shall be prepared by a registered civil engineer or a licensed land surveyorprofessional licensed to practice land surveying in California in accord with the provisions of the Subdivision Map Act and this title and shall be filed with the city planner. Such filing shall be prior to the completion of final surveys of streets and lots and before the start of any grading or construction work within the proposed subdivision.

B. A minimum of thirty (30) copies of the tentative map, and aAccompanying reports and statements shall be submitted to the city planner at the time of filing. Filing of required documents will be deemed official upon written receipt from the city planner.

16.16.070 Accompanying reports and statements.

A. The tentative map shall contain or be accompanied by reports and/or written statements from the subdivider giving essential information regarding the following matters:

1. The source of water supply;

2. The type of street improvements and utilities that the subdivider proposes to install;

3. The proposed method of sewage disposal;

4. The proposed method of solid waste collection;

5. The proposed public bus stops and turnouts;

6. The proposed storm water sewer or other means of drainage;

7. The proposed tree planting and related landscaping;

8. Preliminary title reports of entire property;

9. A preliminary soils report. The preliminary soils report may be waived if the city engineer determines that, due to the knowledge he has of the quality of the soils of the subdivision, no preliminary analysis is necessary;

10. If a subdivision tentative map is to be developed as consecutive individual units, it shall be so stated on the tentative map, and the order and approximate dates of completion of each unit shall be given at the time of filing of the tentative map;

11. A map showing the properties within a three hundred (300) foot radius of the proposed tentative map and a property owners list keyed to the three hundred (300) foot radius map.

B. The information required in the written reports and statements may be shown on the tentative map itself if feasible.

16.16.080 Distribution of filed maps.

A. When the tentative maps, accompanying reports and statements are filed, and the Site Plan Review Staff has approved the map, the city planner shall immediately forward copies of each to the following agencies when affected:

1. Caltrans;

2. Southern California Edison Company;

3. California Water Service;

4. Southern California Gas Company;

5. Visalia Unified School District;

6. United States Postmaster;

7. Tulare County Health Department;

8. Tulare County Public Works Department;

9. Federal Housing Authority;

10. Comcast Cable;

11. Water Quality Control Board;

12. AT&T;

13. Affected irrigation or drainage district.

B. With the exception of school districts, such agencies shall respond within fifteen (15) days after receipt of such tentative map for their comments to be considered by the commissionReview Authority. School districts shall respond within twenty (20) working days of the date on which the notice was mailed to the school district for comment.

16.16.090 Staff reports.

Any report or recommendation on a tentative map by the staff of the commission or council shall be in writing and a copy thereof served on the subdivider at least three dayson the following number of days prior to any hearing or action on such map by the commission or council.

1. Small and simple maps: Ten (10) days.

2. All other instances: Three (3) days.

3. All other instances: Three (3) days.

16.16.100 Hearing and notice.

A. The city Planning CommissionReview Authority shall hold a public hearing on an application for a tentative subdivision map or vesting tentative subdivision map, in the following fashion:.

1. Small and simple maps: Administrative hearing.

2. Tentative map extensions: Administrative hearing.

3. All other tentative maps: Public hearing.

4. All other tentative maps: Public hearing.

B. Notice of a public hearing shall be given not less than ten (10) days or more than thirty (30) days prior to the date of the hearing by mailing a notice of the time and place of the hearing to property owners and residents within three hundred (300) feet of the boundaries of the area proposed for subdivision.

1. A notice of a public hearing shall contain all the information required in Government Code Section 65094.

2. A notice of an administrative hearing shall contain all of the following: (1) the identity of the Review Authority, (2) the date that the Review Authority will render a decision, (3) a general explanation of the matter considered, (4) a general description, in text and by diagram, of the location of the real property that is the subject of the administrative hearing, (5) instructions on how to review the staff report, (6) how to provide comments on the project, (7) how to request notification of the decision, (8) where a copy of the decision will be available for review after it is made, and (9) appeal procedures.

C. A request for notification of an administrative hearing decision must be made to the Review Authority at least two (2) days before the date of the administrative hearing.

Persons that request notification of an administrative hearing decision shall be mailed a copy of the decision, the findings for which the decision was based on, instructions on how to appeal the decision, and the deadline by which an appeal must be received.

Copies of the administrative decision shall also be posted on the City website. A request for notification of an administrative hearing is not required in order to seek an appeal.

16.16.110 Commission approvalDecision.

Within fifty (50) days after the tentative map has been filed with the city planner or at such later date as may be required to concurrently process the appurtenant environmental impact review documents required by state law and local ordinances, the commission Review Authority shall report in writing to the subdivider their decision regarding approval, conditional approval, or disapproval of the map and the conditions on which such action is based.

16.16.115 Denial of tentative map or parcel map.

This section shall apply to both tentative maps and parcel maps for which a tentative map is not required.

A. The Planning CommissionReview Authority shall deny approval of a tentative map, or a parcel map for which a tentative map was not required, if it makes any of the following findings:

1. The proposed map is not consistent with the General Plan;

2. The proposed map is not consistent with an applicable specific plan adopted in accordance with Government Code Section 65451;

3. The design or improvement of the proposed subdivision is not consistent with the General Plan or with an applicable specific plan.

4. The site is not physically suitable for the type of development.

5. The site is not physically suitable for the proposed density of development.

6. The design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.

7. The design of the subdivision or type of improvements is likely to cause serious public health problems.

B. In determining whether to approve or deny a tentative map, the Planning CommissionReview Authority shall apply only those ordinances, policies, and standards in effect at the date the City Planner has determined that the application is complete pursuant to Government Code Section 65943.

C. If the Planning CommissionReview Authority finds that the land is subject to any of the following, then the Review AuthorityPlanning Commission shall deny approval of a tentative map, or a parcel map for which a tentative map was not required if, after reviewing Government Code Section 66474.4, it finds that either the resulting parcels following a subdivision of the land would be too small to sustain their agricultural use or the subdivision will result in residential development not incidental to the commercial agricultural use of the land.

1. A contract entered into pursuant to the California Land Conservation Act of 1965 (Chapter 7 (commencing with Section 51200) of Part 1 of Division 1 of Title 5), including an easement entered into pursuant to Section 51256.

2. An open-space easement entered into pursuant to the Open-Space Easement Act of 1974 (Chapter 6.6 (commencing with Section 51070) of Part 1 of Division 1 of Title 5.)

3. An agricultural conservation easement entered into pursuant to Chapter 4 (commencing with Section 10260) of Division 10.2 of the Public Resources Code.

4. A conservation easement entered into pursuant to Chapter 4 (commencing with Section 815) of Part 2 of Division 2 of the Civil Code.

16.16.120 Council action[Reserved].

The City Council may overrule or modify any ruling or determination of the commission in regard to a tentative map and may make conditional exceptions if special circumstances pertaining to the property involved justify a variance from the provisions of this title.

16.16.130 Expiration of maps and extensions.

A. Expiration. The approval or conditional approval of a tentative map shall expire twenty-four (24) months from the date the map was approved or conditionally approved.

B. Extension. The person filing the tentative map may request an extension of the tentative map approval or conditional approval by written application to the city planner who shall forward it to the Review AuthorityPlanning Commission for action. Such application shall be filed before the approval or conditional approval is due to expire. The application shall state the reasons for requesting the extension.

C. Time Limit on Extensions. An extension or extensions of tentative map approval or conditional approval shall not exceed an aggregate of three (3) years.

Chapter 16.17

URBAN LOT SPLITS
Sections:

16.17.010 General.

16.17.020 Procedures.

16.17.010 General.

A. The purpose of this chapter is to provide objective standards for urban lot splits within single-family residential zones, to implement the provisions of state law as reflected in Government Code Section 65852.21 et seq. and Section 66411.7 et seq., and to facilitate the development of new residential housing units consistent with the City’s General Plan and ensure sound standards of public health and safety.

16.17.020 Procedures.

A. The City Planner shall ministerially review an application for a parcel map that subdivides an existing parcel to create no more than two new parcels in an Urban Lot Split, and shall approve the application if the criteria in Government Code Section 66411.7 and this Chapter are satisfied.

B. Qualifying Criteria. Within the time required by the Subdivision Map Act, the City Planner shall determine if the parcel map for the Urban Lot Split meets all the following requirements:

1. The parcel is located within an R-S zone.

2. The parcel being subdivided is not located on a site that is any of the following:
i. Either prime farmland or farmland of statewide importance, as defined pursuant to United States Department of Agriculture land inventory and monitoring criteria, as modified for California, and designated on the maps prepared by the Farmland Mapping and Monitoring Program of the Department of Conservation, or land zoned or designated for agricultural protection or preservation by a local ballot measure that was approved by the voters of that jurisdiction.
ii. Wetlands, as defined in the United States Fish and Wildlife Service Manual, Part 660 FW 2 (June 21, 1993).
iii. Within a very high fire hazard severity zone, as determined by the Department of Forestry and Fire Protection pursuant to Section 51178 of the Government Code, or within a high or very high fire hazard severity zone as indicated on maps adopted by the Department of Forestry and Fire Protection pursuant to Section 4202 of the Public Resources Code. This subparagraph does not apply to sites excluded from the specified hazard zones by the city/county, pursuant to subdivision (b) of Section 51179 of the Government Code, or sites that have adopted fire hazard mitigation measures pursuant to existing building standards or state fire mitigation measures applicable to the development.
iv. A hazardous waste site that is listed pursuant to Section 65962.5 of the Government Code or a hazardous waste site designated by the Department of Toxic Substances Control pursuant to Section 25356 of the Health and Safety Code, unless the State Department of Public Health, State Water Resources Control Board, or Department of Toxic Substances Control has cleared the site for residential use or residential mixed uses.
v. Within a delineated earthquake fault zone as determined by the State Geologist in any official maps published by the State Geologist, unless the development complies with applicable seismic protection building code standards adopted by the California Building Standards Commission under the California Building Standards Law (Part 2.5 (commencing with Section 18901) of Division 13 of the Health and Safety Code), and by the building department under Chapter 12.2 (commencing with Section 8875) of Division 1 of Title 2 of the Government Code.
vi. Within a special flood hazard area subject to inundation by the 1 percent annual chance flood (100-year flood) as determined by the Federal Emergency Management Agency in any official maps published by the Federal Emergency Management Agency. If a development proponent is able to satisfy all applicable federal qualifying criteria in order to provide that the site satisfies this subparagraph, the city shall not deny the application on the basis that the development proponent did not comply with any additional permit requirement, standard, or action adopted by the city that is applicable to that site. A development may be located on a site described in this subparagraph if either of the following are met (1) the site has been subject to a Letter of Map Revision prepared by the Federal Emergency Management Agency and issued to the city; or (2) the site meets Federal Emergency Management Agency requirements necessary to meet minimum flood plain management criteria of the National Flood Insurance Program pursuant to Part 59 (commencing with Section 59.1) and Part 60 (commencing with Section 60.1) of Subchapter B of Chapter I of Title 44 of the Code of Federal Regulations.
vii. Within a regulatory floodway as determined by the Federal Emergency Management Agency in any official maps published by the Federal Emergency Management Agency, unless the development has received a no-rise certification in accordance with Section 60.3(d)(3) of Title 44 of the Code of Federal Regulations. If a development proponent is able to satisfy all applicable federal qualifying criteria in order to provide that the site satisfies this subparagraph and is otherwise eligible for streamlined approval under this section, the city shall not deny the application on the basis that the development proponent did not comply with any additional permit requirement, standard, or action adopted by the city that is applicable to that site. viii. Lands identified for conservation in an adopted natural community conservation plan pursuant to the Natural Community Conservation Planning Act (Chapter 10 (commencing with Section 2800) of Division 3 of the Fish and Game Code), habitat conservation plan pursuant to the federal Endangered Species Act of 1973 (16 U.S.C. Sec. 1531 et seq.), or other adopted natural resource protection plan. ix. Habitat for protected species identified as candidate, sensitive, or species of special status by state or federal agencies, fully protected species, or species protected by the federal Endangered Species Act of 1973 (16 U.S.C. Sec. 1531 et seq.), the California Endangered Species Act (Chapter 1.5 (commencing with Section 2050) of Division 3 of the Fish and Game Code), or the Native Plant Protection Act (Chapter 10 (commencing with Section 1900) of Division 2 of the Fish and Game Code). x. Lands under conservation easement.

3. Both resulting parcels are no smaller than 1,200 square feet.

4. Neither resulting parcel shall be smaller than 40 percent of the lot area of the parcel proposed for the subdivision.

5. The proposed lot split would not require demolition or alteration of any of the following types of housing:
i. Housing that is subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of moderate, low- or very low-income. ii. Housing that is subject to any form of rent or price control through a public entity’s valid exercise of its police power.
iii. A parcel or parcels on which an owner of residential real property has exercised the owner’s rights under Chapter 12.75 (commencing with Section 7060) of Division 7 of Title 1 of the Government Code to withdraw accommodations from rent or lease within 15 years before the date that the development proponent submits an application.
iv. Housing that has been occupied by a tenant in the last three years.

6. The parcel is not located within a historic district or property included on the State Historic Resources Inventory, as defined in Public Resources Code Section 5020.1, or within a site that is designated or listed as a city landmark or historic property or historic district pursuant to a city ordinance.

7. The parcel being subdivided was not created by an Urban Lot Split as provided in this chapter.

8. Neither the owner of the parcel being subdivided nor any person acting in concert with the owner has previously subdivided an adjacent parcel using an Urban Lot Split as provided in this chapter.

9. The development proposed on the parcels complies with all objective zoning standards, objective subdivision standards, and objective design review standards applicable to the parcel as provided in the zoning district in which the parcel is located; provided, however, that:
i. The City Planner, or their designee, shall waive or modify any standard if the standard would have the effect of physically precluding the construction of two units on either of the resulting parcels created pursuant to this chapter or would result in a unit size of less than 800 square feet. Any modifications of development standards shall be the minimum modification necessary to avoid physically precluding two units of 800 square feet each on each parcel.
ii. Notwithstanding subsection (9)(i) above, required rear and side yard setbacks shall equal four feet, except that no setback shall be required for an existing legally created structure or a structure constructed in the same location and to the same dimensions as an existing legally created structure.

10. Each resulting parcel shall have access to, provide access to, or adjoin the public right-of-way.

11. Proposed adjacent or connected dwelling units shall be permitted if they meet building code safety standards and are designed sufficient to allow separate conveyance. The proposed dwelling units shall provide a separate gas, electric and water utility connection directly between each dwelling unit and the utility.

12. Parking. One parking space shall be required per unit constructed on a parcel created pursuant to the procedures in this section, except that no parking may be required where:
i. The parcel is located within one-half mile walking distance of either a stop located in a high-quality transit corridor, as defined in Public Resources Code Section 21155(b), or a major transit stop, as defined in Public Resources Code Section 21064.3; or
ii. There is a designated parking area for one or more car-share vehicles within one block of the parcel.

13. Compliance with Subdivision Map Act. The Urban Lot Split shall conform to all applicable objective requirements of the Subdivision Map Act (commencing with Government Code Section 66410)), except as otherwise expressly provided in Government Code Section 66411.7. Notwithstanding Government Code Section 66411.1, no dedications of rights-of-way or the construction of offsite improvements may be required as a condition of approval for an Urban Lot Split, although easements may be required for the provision of public services and facilities.

14. The correction of nonconforming zoning conditions may not be required as a condition of approval.

15. Parcels created by an Urban Lot Split may be used for residential uses only and may not be used for rentals of less than 30 days.

16. If any existing dwelling unit is proposed to be demolished, the applicant will comply with the replacement housing provisions of Government Code Section 66300(d).

C. Owner-Occupancy Affidavit. The applicant for an Urban Lot Split shall sign an affidavit, in the form approved by the city attorney, stating that the applicant intends to occupy one of the housing units on the newly created lots as its principal residence for a minimum of three years from the date of the approval of the Urban Lot Split. This subsection shall not apply to an applicant that is a “community land trust,” as defined in clause (ii) of subparagraph (C) of paragraph (11) of subdivision (a) of Section 402.1 of the Revenue and Taxation Code or is a “qualified nonprofit corporation” as described in Section 214.15 of the Revenue and Taxation Code.

D. Additional Affidavit. If any existing housing is proposed to be altered or demolished, the owner of the property proposed for an Urban Lot Split shall sign an affidavit, in the form approved by the city attorney, stating that none of the conditions listed in Section (4)(B)(5) above exist and shall provide a comprehensive history of the occupancy of the units to be altered or demolished for the past three years (five years if an existing unit is to be demolished) on a form prescribed by the City Planner. The owner and applicant shall also sign an affidavit stating that neither the owner nor applicant, nor any person acting in concert with the owner or applicant, has previously subdivided an adjacent parcel using an Urban Lot Split.

E. Recorded Covenant. Prior to the approval and recordation of the parcel map, the applicant shall record a restrictive covenant and agreement in the form prescribed by the city attorney, which shall run with the land and provide for the following:

1. A prohibition against further subdivision of the parcel using the Urban Lot Split procedures as provided for in this section;

2. A limitation restricting the property to residential uses only; and

3. A requirement that any dwelling units on the property may be rented or leased only for a period longer than thirty (30) days.

The City Manager or designee is authorized to enter into the covenant and agreement on behalf of the City and to deliver any approvals or consents required by the covenant.

Chapter 16.18

SMALL LOT SUBDIVISIONS
Sections:

16.18.010 General.

16.18.020 Subdivision procedures.

16.18.030 Development procedures.

16.18.040 Building permit procedures.

16.18.010 General.

A. Purpose. The purpose of this chapter is to provide objective zoning standards for small lot subdivisions with 10 or fewer units , to implement the provisions of state law as reflected in Government Code Sections 65852.28, 65913.4.5, and 66499.41, and to facilitate the development of new residential housing units consistent with the City’s General Plan and ensure sound standards of public health and safety.

B. Specific Adverse Impacts. In addition to the criteria listed in this chapter, approval of a subdivision, development, or building permit under this chapter may be denied if the City Planner or Building Official, where applicable, make a written finding, based on a preponderance of the evidence, that the proposed subdivision or proposed housing development project would have a specific, adverse impact upon public health and safety, for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact.

C. Enforcement. The City Attorney shall be authorized to abate violations of this chapter and to enforce the provisions of this chapter and all implementing agreements and affidavits by civil action, injunctive relief, and any other proceeding or method permitted by law. Remedies provided for in this chapter shall not preclude the city from any other remedy or relief to which it otherwise would be entitled under law or equity.

16.18.020 Subdivision procedures.

A. The City Planner shall ministerially review, without a hearing, an application for a parcel map or a tentative and final map for a housing development project, and shall approve the application if the criteria in Government Code Section 66499.41 and this section are satisfied.

B. Qualifying Criteria. Within 60 days from the receipt of a complete application, the City Planner shall determine if the parcel map or tentative and final map for the subdivision meets all the following requirements:

1. The parcel is one of the following:
a. Located within an R-M zone; or
b. Vacant and located within an R-S zone. A parcel shall be considered vacant if the area proposed to be subdivided, excepting a designated remainder, contains no dwellings.

2. The proposed subdivision will result in 10 or fewer parcels and the housing development project on the lot proposed to be subdivided will contain 10 or fewer residential units, not including any permitted accessory dwelling units or junior accessory dwelling units. A remainder parcel may be designated that retains existing land uses or structures, including existing residence(s), but cannot be exclusively dedicated to serving the housing development project. A remainder parcel shall not count against the 10 parcel limit.

3. The lot is substantially surrounded by qualified urban uses and meets the following maximum lot area requirements:
a. No larger than five acres, if the lot is zoned for multi-family residential; or b. No larger than one and one-half acres, if zoned for single-family residential.

4. The lot is a legal parcel.

5. The lot was not established pursuant to this chapter or an urban lot split pursuant to Government Code Section 66411.7 and Chapter 16.17.

6. The newly created parcels meet the following minimum lot area requirements:
a. No smaller than 600 square feet if zoned for multi-family residential; or b. No smaller than 1,200 square feet if zoned for single-family residential.

7. The housing units on the lot proposed to be subdivided are one of the following:
a. Constructed on fee simple ownership lots;
b. Part of a common interest development;
c. Part of a housing cooperative, as defined in Civil Code Section 817; d. Constructed on land owned by a community land trust meeting the requirements of Government Code Section 66499.41; or
e. Part of a tenancy in common, as described in Civil Code Section 685.

8. The proposed development must meet one of the following:
a. If the parcel is identified in the Housing Element for the current planning period, the development must result in at least as many units as projected for the parcel in the Housing Element. If the parcel is identified to accommodate low- or very-low income households, the development must result in at least as many low- or very-low income units as projected in the Housing Element. These units shall be subject to a recorded affordability restriction of at least 45 years. b. If the parcel is not identified in the Housing Element for the current planning period, the area to be subdivided must result in at least 20 dwelling units per acre. The area of any designated remainder shall be excluded from the calculation of residential density.

9. The average total area of floor space for the proposed housing units on the lot proposed to be subdivided does not exceed 1,750 net habitable square feet.

10. The housing development project on the lot proposed to be subdivided would not require demolition or alteration of any of the following types of housing:
a. Housing that is subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of low-, very low-, or extremely lowincome. b. Housing that is subject to any form of rent or price control through a public entity’s valid exercise of its police power.
c. Housing occupied by tenants within the five years preceding the date of the application, including housing that has been demolished or that tenants have vacated prior to the submission of the application for a development permit. d. A parcel on which an owner of residential real property has exercised the owner’s rights under Chapter 12.75 (commencing with Section 7060) of Division 7 of Title 1 of the Government Code (“Ellis Act Eviction”) to withdraw accommodations from rent or lease within 15 years before the date that the development proponent submits an application.

11. The lot being subdivided is not located on a site that is any of the following:
a. Either prime farmland or farmland of statewide importance, as defined pursuant to United States Department of Agriculture land inventory and monitoring criteria, as modified for California, and designated on the maps prepared by the Farmland Mapping and Monitoring Program of the Department of Conservation, or land zoned or designated for agricultural protection or preservation by a local ballot measure that was approved by the voters of that jurisdiction.
b. Wetlands, as defined in the United States Fish and Wildlife Service Manual, Part 660 FW 2 (June 21, 1993).
c. Within a very high fire hazard severity zone, as determined by the Department of Forestry and Fire Protection pursuant to Section 51178 of the Government Code, or within a high or very high fire hazard severity zone as indicated on maps adopted by the Department of Forestry and Fire Protection pursuant to Section 4202 of the Public Resources Code.
d. A hazardous waste site that is listed pursuant to Section 65962.5 of the Government Code or a hazardous waste site designated by the Department of Toxic Substances Control pursuant to former Section 25356 of the Health and Safety Code, unless the State Department of Public Health, State Water Resources Control Board, or Department of Toxic Substances Control has cleared the site for residential use or residential mixed uses.
e. Within a delineated earthquake fault zone as determined by the State Geologist in any official maps published by the State Geologist, unless the development complies with applicable seismic protection building code standards adopted by the California Building Standards Commission under the California Building Standards Law (Part 2.5 (commencing with Section 18901) of Division 13 of the Health and Safety Code), and by the building department under Chapter 12.2 (commencing with Section 8875) of Division 1 of Title 2 of the Government Code.
f. Within a special flood hazard area subject to inundation by the 1-percent annual chance flood (100-year flood) as determined by the Federal Emergency Management Agency in any official maps published by the Federal Emergency Management Agency. If a development proponent is able to satisfy all applicable federal qualifying criteria in order to provide that the site satisfies this subparagraph, the city shall not deny the application on the basis that the development proponent did not comply with any additional permit requirement, standard, or action adopted by the city that is applicable to that site. A development may be located on a site described in this subparagraph if either of the following are met:
(1) the site has been subject to a Letter of Map Revision prepared by the Federal Emergency Management Agency and issued to the city; or (2) the site meets Federal Emergency Management Agency requirements necessary to meet minimum flood plain management criteria of the National Flood Insurance Program pursuant to Part 59 (commencing with Section 59.1) and Part 60 (commencing with Section 60.1) of Subchapter B of Chapter I of Title 44 of the Code of Federal Regulations.
g. Within a regulatory floodway as determined by the Federal Emergency Management Agency in any official maps published by the Federal Emergency Management Agency, unless the development has received a no-rise certification in accordance with Section 60.3(d)(3) of Title 44 of the Code of Federal Regulations. If a development proponent is able to satisfy all applicable federal qualifying criteria in order to provide that the site satisfies this subparagraph and is otherwise eligible for streamlined approval under this section, the city shall not deny the application on the basis that the development proponent did not comply with any additional permit requirement, standard, or action adopted by the city that is applicable to that site. h. Lands identified for conservation in an adopted natural community conservation plan pursuant to the Natural Community Conservation Planning Act (Chapter 10 (commencing with Section 2800) of Division 3 of the Fish and Game Code), habitat conservation plan pursuant to the federal Endangered Species Act of 1973 (16 U.S.C. Sec. 1531 et seq.), or other adopted natural resource protection plan. i. Habitat for protected species identified as candidate, sensitive, or species of special status by state or federal agencies, fully protected species, or species protected by the federal Endangered Species Act of 1973 (16 U.S.C. Sec. 1531 et seq.), the California Endangered Species Act (Chapter 1.5 (commencing with Section 2050) of Division 3 of the Fish and Game Code), or the Native Plant Protection Act (Chapter 10 (commencing with Section 1900) of Division 2 of the Fish and Game Code). j. Lands under conservation easement.

12. The proposed subdivision shall conform to all applicable objective requirements of the Subdivision Map Act (commencing with Government Code Section 66410), except as otherwise expressly provided in this Chapter and Government Code Section 66499.41.

13. The proposed subdivision complies with all applicable standards established in Section 16.18.030 and Government Code Section 65852.28.

14. The parcels created pursuant to this Chapter must be served by a public water system and a municipal sewer system.

15. The proposed subdivision will not result in any existing dwelling unit being alienable separate from the title to any other existing dwelling unit on the lot.

16. The development proposed on the parcels complies with all objective zoning standards, objective subdivision standards, and objective design review standards applicable to the parcel as provided in the zoning district in which the parcel is located, except that a proposed housing development is not required to comply with either a minimum requirement on size, width, depth, frontage, or dimensions of an individual parcel beyond the minimum parcel size specified in subparagraph (6) or the formation of a homeowners’ association, except as required by the Davis-Stirling Common Interest Development Act (Part 5 (commencing with Section 4000) of Division 4 of the Civil Code).

17. If any existing dwelling unit is proposed to be demolished, the applicant will comply with the replacement housing provisions of Government Code Section 66300(d).

C. Development on Each Lot. At least one residential structure in compliance with applicable provisions of the California Building Standards Code must be developed on each resulting parcel that does not already contain an existing legally permitted residential structure or is reserved for internal circulation, open space, or common area.

D. Prohibition of Urban Lot Splits. A parcel created under this chapter may not be further subdivided pursuant to an urban lot split under Chapter 16.17 or Government Code Section 66411.7.

E. Declaration of Prior Tenancies. If any existing housing is proposed to be demolished, the owner of the property proposed for the subdivision shall sign an affidavit, in the form approved by the City Planner, stating that none of the conditions listed in paragraph (11) above exist and shall provide a comprehensive history of the occupancy of the units to be altered or demolished for the past five years on a form approved by the City Planner.

F. Declaration of Prior Tenancies. If any existing housing is proposed to be demolished, the owner of the property proposed for the subdivision shall sign an affidavit, in the form approved by the City Planner, stating that none of the conditions listed in paragraph (11) above exist and shall provide a comprehensive history of the occupancy of the units to be altered or demolished for the past five years on a form approved by the City Planner.

16.18.030 Development procedures.

A. The City Planner shall ministerially review, without a hearing, an application for a housing development project on a lot that is subdivided pursuant to Section 16.18.020 and Government Code Section 66499.41, and shall approve the application if the criteria in Government Code Section 65852.28 and this section are satisfied.

B. Qualifying Criteria. Within 60 days from the receipt of a complete application, the City Planner shall determine if the housing development project meets all the following requirements:

1. The proposed housing development is on a lot created in accordance with Section 16.18.020 and Government Code Section 66499.41.

2. The proposed housing development complies with all objective zoning standards, objective subdivision standards, and objective design review standards applicable to the parcel as provided in the zoning district in which the parcel is located that do not conflict with Section 16.18.020 and Government Code Sections 65852.28 and 66499.41; provided, however:
a. The City Planner, or their designee, shall modify or waive any standard if the standard would have the effect of physically precluding the construction of the development project at 30 dwelling units per acre. Any modifications of development standards shall be the minimum modification necessary.
b. No setback between the units is required, except as provided in the California Building Code (Title 24 of the California Code of Regulations). c. Required rear and side yard setbacks from the original lot line shall equal four feet, except that no setback shall be required for an existing legally created structure or a structure constructed in the same location and to the same dimensions as an existing legally created structure.
d. For development on a vacant lot zoned for single-family residences, no height limit may be applied that is less than what is allowed per the existing zoning designation applicable to the lot.

3. Parking. One parking space, which may be uncovered or not enclosed, shall be required per unit constructed on a parcel created pursuant to the procedures in this section, except that no parking may be required where the parcel is located within onehalf mile walking distance of either a stop located in a high-quality transit corridor, as defined in Public Resources Code Section 21155(b), or a major transit stop, as defined in Public Resources Code Section 21064.3.

16.18.040 Building permit procedures.

A. The Building Official shall issue a building permit for one or more residential units that are part of a housing development project on a lot that is subdivided pursuant to Chapter 16.18 and Government Code Section 66499.41, and shall approve the application if the criteria in Government Code Section 65852.28 and this section are satisfied and has met the following criteria:

1. The applicant has received an approval for the tentative map or parcel map for the subdivision.

2. The applicant has submitted a complete building permit application.

B. Any dedication, improvement, and sewer requirements identified in the approved tentative map or parcel map or its conditions of approval shall be guaranteed to the City’s satisfaction.

C. The applicant must submit proof, to the satisfaction of the City Planner, of a recorded covenant and agreement enforceable by the city that the applicant agrees the building permit is issued on condition that a certificate of occupancy or equivalent final approval for the building will not be issued unless the final map has been recorded.

D. The applicant shall comply with the improvement securities requirements of Section 16.24.060
Chapter 16.20

VESTING TENTATIVE MAPS

16.20.010 General.

A. Authority. This chapter is enacted pursuant to the authority granted by Article 4.5 (commencing with Section 66498.1) of Division 2 of Title 7 of the Government Code of the state of California (hereinafter referred to as the "Vesting Tentative Map Statute").

B. Purpose. It is the purpose of this chapter to establish procedures necessary for the implementation of the Vesting Tentative Map Statute, and to supplement the provisions of the Subdivision Map Act and this title. Except as other noted, the provisions of this title shall apply to the vesting tentative map section.

C. Consistency. No land shall be subdivided and developed pursuant to a vesting tentative map for any purpose that is inconsistent with the general plan and any applicable specific plan or not permitted by the zoning ordinance or other applicable provisions of the municipal code.

D. Application.

1. This chapter shall apply only to residential developments. Whenever a provision of the Subdivision Map Act, as implemented and supplemented by this chapter, requires the filing of a tentative map or tentative parcel map for a residential development, a vesting tentative map may instead be filed, in accordance with the provisions hereof.

2. If a subdivider does not seek the right conferred by the Vesting Tentative Map Statute, the filing of a vesting tentative map shall not be a prerequisite to any approval for any proposed subdivision, permit for construction, or work preparatory to construction.

16.20.030 Development rights.

A. Vesting on Approval of Vesting Tentative Map.

1. The approval or conditional approval of a vesting tentative map shall confer a vested right to proceed with development in substantial compliance with the ordinances, policies, and standards described in Government Code Section 66474.2.

2. However, if Section 66474.2 of the Government Code is repealed, the approval or conditional approval of a vesting tentative map shall confer a vested right to proceed with development in substantial compliance with the ordinances, policies, and standards in effect at the time the vesting tentative map is approved or conditionally approved.

3. Notwithstanding subsection (A) of this section, a permit, approval, extension, or entitlement may be made conditional or denied if any of the following are determined:
a. A failure to do so would place the residents of the subdivision or the immediate community, or both, in a condition dangerous to their health, or safety, or both; b. The condition or denial is required, in order to comply with state or federal law. c. A subdivider may apply for a one-year extension at any time before the initial time period set forth in subsection (A)(1) of this section expires. If the extension is denied, the subdivider may appeal that denial to the City CouncilAppeal Body within fifteen (15) days.

4. The rights referred to herein shall expire if a final map is not approved prior to the expiration of the vesting tentative map as provided in Section 16.20.020(C). If the final map is approved, these rights shall last for the following periods of time:
a. An initial time period of one year. Where several final maps are recorded on various phases of a project covered by a single vesting tentative map, this initial time period shall begin for each phase when the final map for that phase is recorded. b. The initial time period set forth in subsection (A)(1) of this section shall be automatically extended by any time used for processing a complete application for a granting permit or for design or architectural review, if such processing exceeds thirty (30) days, from the date a complete application is filed. c. A subdivider may apply for a one-year extension at any time before the initial time period set forth in subsection (A)(1) of this section expires. If the extension is denied, the subdivider may appeal that denial to the Appeal Body within fifteen (15) days. d. If the subdivider submits a complete application for a building permit during the periods of time specified in subsections (A)(4)(a)--(A)(4)(c) of this section, the rights referred to herein, as they apply to the lot for which the application is filed, shall continue until the expiration of that permit, or any extension of that permit.

B. Applications Inconsistent with Current Policies. Notwithstanding any provision of this title, a property owner or his or her designee may seek approvals or permits for development that depart from the ordinances, policies, and standards described in Section 16.20.030(A)(1), and local agencies may grant these approvals or issue these permits to the extent that the departures are authorized under applicable law.

Chapter 16.24

FINAL MAPS

16.24.110 Amending of final maps.

After a final map is filed in the office of the county recorder, such a recorded final map may be modified by a certificate of correction or an amending map if the city finds that there are changes in circumstances that make any or all of the conditions of such a map no longer appropriate or necessary and that the modifications do not impose any additional burden on the present fee owner of the property, and if the modifications do not alter any right, title or interest in the real property reflected on the recorded map and the local agency finds that the map, as modified, conforms to the provisions of Section 66474 of the Subdivision Map Act. Any such modifications shall be set for public hearing as provided for in Section 16.16.100. The legislative bodyReview Authority shall confine the hearing to consideration of the action on the proposed modification.

Chapter 16.28

PARCEL MAPS
Sections:

16.28.010 [Reserved.]Purpose.

16.28.020 [Reserved.]Advisory agency.

16.28.030 [Reserved.]Review by site plan review staff.

16.28.040 [Reserved.]Tentative parcel maps.

16.28.050 [Reserved.]Form and content.

16.28.060 [Reserved.]Hearing and notice.

16.28.070 [Reserved.]Consideration of tentative parcel maps.

16.28.080 [Reserved.]Appeals.

16.28.090 [Reserved.]Time limit on tentative parcel map.

16.28.100 [Reserved.]Improvements.

16.28.110 [Reserved.]Right-of-way dedications.

16.28.120 Final parcel mapsFiling.

16.28.125 FilingParcel map submittal requirements.

16.28.130 Survey requirements.

16.28.140 Information on final parcel map.

16.28.150 Waiver of final parcel map.

16.28.160 Amending of parcel maps.

16.28.010 [Reserved.]Purpose.

The council incorporates this chapter in its subdivision ordinance in order to establish the requirements and procedures for processing subdivisions that are authorized to be made through the parcel map procedure by Sections 66426 and 66428 of the Government Code of the state of California. Where a tentative parcel map is required, a vesting tentative parcel map may be filed conferring development rights as indicated in Chapter 16.20.

16.28.020 [Reserved.]Advisory agency.

The Planning Commission is designated as the advisory agency referred to in Article 2 of the Subdivision Map Act and is charged with the duty of making investigations and reports on the design and improvement of proposed divisions of land under this chapter.

The city planner is designated as the clerk to the advisory agency with authority to receive parcel maps.

16.28.030 [Reserved.]Review by site plan review staff.

A. All tentative parcel maps shall be reviewed by the Site Plan Review Staff prior to the submission of said tentative parcel map to the Planning Commission.

B. The Site Plan Review Staff shall examine and review the following:

1. The completeness and accuracy of the tentative parcel map and the suitability of the land for purposes of subdivision;

2. Conformity of the overall design of the subdivision to the general plan and all pertinent requirements of this chapter and other laws and plans of the city;

4. Provisions for public areas, including parks, schools, public utilities facilities, public bus stops and turnouts, etc.

C. If any portion of the subdivision is in conflict with any of the requirements of this chapter, other ordinances, or state law, the Site Plan Review Staff shall, to the best of its ability, advise the subdivider of such conflicts.

D. The Site Plan Review Staff may deem it advisable to recommend additional improvements, easements, or dedications, to be included, in which case the subdivider shall be duly informed of the nature of the recommendations following the Site Plan Review Staff meeting.

E. The Site Plan Review Staff shall make a report of its recommendations to the Planning Commission, and shall furnish a copy of that report to the subdivider, in writing, no less than three days prior to the Planning Commission meeting at which the tentative parcel map is to be considered by the commission.

16.28.040 [Reserved.]Tentative parcel maps.

A. The person or agency dividing land under this section shall file a tentative parcel map with the planning and community preservation director not less than thirty (30) days before the date of the commission meeting at which such map is to be considered.

Such filing shall be prior to the start of any grading or construction work within the proposed division of land. The tentative parcel map shall be submitted in the same manner as provided for subdivisions as to area improvement and design, flood and water drainage control, and as to required public improvements.

B. A person desiring to divide land subject to the provisions of this chapter shall submit the tentative parcel map, therefore in accord with the following requirements:

1. Filing. Twenty-five (25) copies of the tentative parcel map shall be filed with the planning and community preservation director. The tentative parcel map shall be legibly drawn, on eighteen (18) inch by twenty-six (26) inch tracing paper suitable for reproduction, to a scale and in a manner to best illustrate the proposed division.

2. Fees. At the time of filing of the tentative parcel map, a fee shall be paid to the city in such amount as may be established by the City Council, on a yearly basis, by resolution.

3. Acceptance. The city engineer and planning and community preservation director shall examine any such tentative parcel map within five working days of presentation and shall not accept such map unless the map is in full compliance with the provisions of this chapter and the Subdivision Map Act of the state of California, as to form, data, information, and other matters required to be shown on or furnished therewith.

4. Distribution. The planning and community preservation director shall immediately forward copies of the tentative parcel map to each of the following when affected:
a. Southern California Gas Company;
b. Southern California Edison Company;
c. California Water Service;
d. AT&T;
e. Comcast Cable;
f. Visalia Unified School District.

5. Agency Action. With the exception of school districts, the agency receiving a copy of the tentative parcel map shall file a report within fifteen (15) days after the receipt thereof. School districts shall respond within twenty (20) working days of the date on which the notice was mailed to the school district for comment. If a reply is not received prior to the meeting at which consideration of the map is made, it will be assumed that the map conforms to the requirements of the particular agency concerned.

16.28.050 [Reserved.]Form and content.

The tentative parcel map shall contain the following information:

A. The name and address of the engineer or surveyor preparing the map and the legal owner of record of the land, and the applicant, if different from the legal owner of record;
B. The boundary lines of the entire parcel, including the area to be divided, with dimensions based on existing survey data or property descriptions; C. The proposed division lines, approximate dimensions, and approximate acreage or square footage of each proposed parcel;
D. The identification of each parcel with a number designation; E. All existing surface and underground structures and improvements located on the original parcel, together with their dimensions, the distances between them, the distances to division and property lines, and the number of stories or the height of each structure;
F. The names, widths and locations of all existing and proposed streets abutting or traversing the original parcel, and a statement if the street is private and/or a statement if the street does not actually exist on the ground;
G. The location, purposes, width and recorded owners of all existing and proposed easements or private rights-of-way abutting or traversing any part of the original parcel easement boundaries shall be shown by means of dotted lines; H. An accurate description of the original parcel;
I. The date of preparation, north arrow and scale of the drawing. Said scale shall be large enough to show all details clearly and enough sheets shall be used to accomplish this end;
J. The existing and proposed uses of the property;
K. The proposed method of sewage disposal;
L. The proposed domestic water supply;
M. The assessor's parcel numbers;
N. The proposed street names;
O. The approximate location and width of watercourses or areas subject to inundation from floods, and the location of structures, irrigation ditches and other permanent fixtures;
P. Any railroads;
Q. The approximate radius of curves;
R. A location map showing the original parcels and the surrounding area; S. The existing zone district designation of the original parcels; T. The proposed use of the property;
U. Oak trees having a trunk diameter exceeding four inches, measured at a point five feet above the existing ground level;
V. The proposed method of solid waste collection;
W. The proposed public bus stops and turnouts, if any;
X. A map showing the properties within a three hundred (300) foot radius of the proposed tentative parcel map and a property owners list keyed to the three hundred (300) foot radius map.

16.28.060 [Reserved.]Hearing and notice.

A. The city Planning Commission shall hold a public hearing on an application for a tentative parcel map or vesting tentative parcel map.

B. Notice of a public hearing shall be given not less than ten days or more than thirty (30) days prior to the date of the hearing by mailing a notice of the time and place of the hearing to property owners within three hundred (300) feet of the boundaries of the area proposed for subdivision.

16.28.070 [Reserved.]Consideration of tentative parcel maps.

The commission shall review the tentative parcel map and approve, conditionally approve, or disapprove the map within thirty (30) days after the receipt of such map, or at such later date as may be required to concurrently process the appurtenant environmental documents required by state law and local regulations adopted in implementation thereof.

16.28.080 [Reserved.]Appeals.

If the applicant is dissatisfied with the decision of the Planning Commission, he may, within ten days after the decision of the Planning Commission, appeal in writing to the council for a hearing thereon. Such hearing need not be concluded on the day thus set but may be continued.

16.28.090 [Reserved.]Time limit on tentative parcel map.

Failure to file a final parcel map with the county recorder within twenty-four (24) months after the date of approval or conditional approval of the tentative parcel map shall automatically revoke said approval, and a final parcel map shall not be recorded until a new tentative parcel map has been filed and approved in accordance with the provisions of this chapter. However, upon application by the owner or his authorized agent, an extension of not more than an additional thirty-six (36) months may be granted by the Planning Commission. If the Planning Commission denies an application for an extension of time, the owner or his authorized agent may appeal the action to the City Council in the manner set forth in Section 16.28.080.

16.28.100 [Reserved.]Improvements.

Pursuant to the provisions of the Subdivision Map Act, the subdivider shall install, construct and/or provide all on or off-site improvements as recommended by the city engineer and as required by the commission. Such improvements shall be limited to the dedication of rights-of-way, easements and the construction of reasonable off-site and on-site improvements for the parcels being created. The nature, extent and design of such improvements and the guaranteeing of completion thereof shall be in full conformance with the provisions in Chapter 16.36.

16.28.110 [Reserved.]Right-of-way dedications.

A. Pursuant to the Subdivision Map Act, the subdivider shall provide such dedication of right-of-way and/or easements as may be required by the Planning Commission.

B. The Planning Commission may, at its discretion, require that offers of dedication or dedication of streets include a waiver of direct access rights to any such streets from any property shown on the final map as abutting thereon, in accord with the provisions of the Subdivision Map Act.

16.28.120 Final parcel mapsFiling.

Within the time limit designated in Section 16.16.130 16.28.090 and upon the accomplishment of all dedications by certification on the map and required construction of all public improvements, or the execution of an agreement and provision of surety providing therefore, and the payment of all applicable fees and charges, the applicant may file a final parcel map with the city engineer and planning and community preservation director, who shall approve the final parcel map if it substantially conforms to the approved tentative parcel map and all applicable provisions of the Subdivision Map Act and this chapter. The appropriate certificates, as provided by the applicant in accordance with the provisions of the Subdivision Map Act, shall be signed by the city engineer and planning and community preservation director upon the parcel map, and the final parcel map shall be transmitted by the city clerk to the clerk of the county board of supervisors for ultimate transmittal to the county recorder.

16.28.125 FilingParcel map submittal requirements.

The subdivider may file the original andParcel map submittals shall contain three (3) copies of the final parcel map and required accompanying data with the city engineer.

When a final parcel map is submitted to the city engineer in accordance with this code, it shall be accompanied by the following documents:

A. Plans, profiles and specifications of the proposed public and private improvements, designed in accord with the requirements of the city engineer; B. A filing fee to cover the expense of checking in an amount to be established by the City Council from time to time by resolution;
C. A preliminary subdivision guarantee issued by a title insurance company, in the name of the owner of the land, issued to or for the benefit and protection of the city, showing all parties whose consent is necessary and their interest therein, except where the land included in such subdivision is registered under the Land Registration Act. If the land is so registered, a copy of the certificate of title shall be furnished, certified.

D. Calculation and traverse sheets, used in computing the distances, angles and courses shown on the final map and ties to existing and proposed monuments, and showing closures, within the allowable limits of error specified in the ordinance, for exterior boundaries of the subdivision and for each irregular block or lot of the subdivision.

F. A copy of the resolution of the approved tentative map, unless otherwise not required.

16.28.130 Survey requirements.

If the division of land creates four or less parcels, the final parcel map may be compiled from recorded or filed data when survey information exists on recorded or filed maps to sufficiently locate and retrace the exterior boundary lines of the final parcel map and when the location of at least one of these boundary lines can be established from an existing monumented line. In all other cases, the final parcel map shall be based on a field survey of the land conducted in accordance with the Land Surveyor's Act of the state of California. All new lot corners shall be monumented and based on a field survey.

16.28.140 Information on final parcel map.

A. Each parcel shall be consecutively numbered. Each parcel shall have its area shown to the nearest one-hundredth (0.01) of an acre or nearest square foot. The exterior boundary of the land included within the parcel or parcels being created shall be indicated by a distinctive border. Such border shall not interfere with the legibility of figures or other data. The map shall show the definite location of such parcel or parcels, and particularly the relationship to existing surveys.

B. Each final parcel map shall contain the following information:

1. The tentative parcel map number and date of preparation;

2. The tract name, date, north arrow and scale;

3. A general description of the land included;

4. Names and addresses of the owners of the property being divided;

5. The location, names without abbreviations, and right-of-way widths of all:
a. Proposed streets;
b. Proposed public areas and easements; and
c. Adjoining streets;

6. All dimensions shall be in feet and decimals of a foot to the nearest onehundredth of a foot (0.01'); all necessary angles and bearings shall be provided to the nearest second of a degree (00º-00'-01");

7. The dimensions of all lots, including lot area in square feet, and a lot number for each lot;

8. The centerline data for streets including bearings and distances;

9. The radius, arc length, and central angle of curves;

10. Suitable primary survey control points;

11. The location and description of permanent monuments;

12. The boundaries of any public and/or private easement, whether an easement of record or a prescriptive easement, shall be shown; the party holding interest in the easement shall be shown on the map;

13. Location and widths of all easements to be dedicated, if required;

14. The location and widths of watercourses and areas subject to inundation and location of selected flood lines within the parcels being created; properties located in a Special Flood Hazard Area shall comply with all requirements of Chapter 15.60;

15. Ties to any city or county boundary lines involved;

16. Required Certifications;
a. All required dedications of rights-of-way or easements shall be certified on the final parcel map in accordance with Section 66447 of the Subdivision Map Act; b. All parties having any record title interest in the real property subdivided shall sign a certificate on the final parcel map in accordance with Subsection 66445(e) of the Subdivision Map Act;
d. A certificate for execution by the City Engineer/City Surveyor that complies with Section 66450 of the Subdivision Map Act;
c. A certificate of the registered civil engineer or licensed land surveyor who prepared the survey and the final parcel map, in compliance with Section 66449 of the Subdivision Map Act;
e. A certificate for execution by the city planner on behalf of the parcel map committeeReview Authority certifying that the final parcel map conforms to the approved tentative parcel map; and

17. Any other requirements of the Subdivision Map Act.

B. The final parcel map shall contain survey information that only affects record title interest. However, additional survey and map information such as, but not limited to, building setback lines, flood hazard zones, seismic lines and setback, geologic mapping and archaeological sites, if appropriate, shall be shown on an additional map sheet that shall indicate its relationship to the final parcel map, and shall contain a statement that the additional information is for informational purposes, describes conditions as of the date of filing, and is not intended to affect record title interest. The additional map sheet may also contain a notation that the additional information is derived from public records or reports, and does not imply the correctness or sufficiency of those records or reports by the preparer of the additional map sheet. The acceptance of the additional map sheet by the city, similarly does not imply the correctness or sufficiency of those records or reports. The additional map sheet shall be recorded simultaneously with the final parcel map.

16.28.150 Waiver of final parcel map.

The Planning Commission or City CouncilReview Authority may, at its discretion, waive the final parcel map when a finding is made that the proposed division of land complies with the requirements established by this chapter as to area, improvement and design, floodwater drainage control, appropriate improved public roads, sanitary disposal facilities, water supply availability, environmental protection, and other requirements of this chapter.

16.28.160 Amending of parcel maps.

After a parcel map is filed in the office of the county recorder such a recorded parcel map may be modified by a certificate of correction or an amending map if the local agency finds that there are changes in circumstances that make any or all of the conditions of such a map no longer appropriate or necessary and that the modifications do not impose any additional burden on the present fee owner of the property, and if the modifications do not alter any right, title or interest in the real property reflected on the recorded parcel map and the local agency finds that the map, as modified, conforms to the provisions of Section 66474 of the Subdivision Map Act. Any such modifications shall be set for public hearing as provided for in Section 16.2816.060100 of this chapter.

The legislative bodyReview Authority shall confine the hearing to consideration of an action on the proposed modification.

Chapter 16.32

LOT LINE ADJUSTMENTS

16.32.040 Consideration of lot line adjustment maps.

A. 1. The city planner shall limit the review and approval of lot line adjustment maps to a determination of whether or not the parcels resulting from the lot line adjustment will conform to zoning and building ordinances. The city planner shall not impose conditions or exactions on the approval of the lot line adjustment except to conform to local zoning and building ordinances, or except to facilitate the relocation of existing utilities, infrastructure, or easements.

2. Whenever the city planner determines that conditions or exactions may be necessary in order to carry out the provisions of Section 16.32.040(B), he shall immediately refer the lot line adjustment map to the Site Plan Review Staff. The Site Plan Review Staff shall review the map and determine what conditions or exactions, if any, should be placed on the application. The Site Plan Review Staff shall not require any conditions or exactions on the lot line adjustment except to conform to local zoning and building ordinances, or except to facilitate the relocation of existing utilities, infrastructures or easements. The Site Plan Review Staff shall thereafter advise the city planner what conditions or exactions are to be required. If the Site Plan Review Staff determines that conditions or exactions are required, the staff shall determine at what time such conditions or exactions are to be fulfilled under the same provisions of this chapter as they apply to parcel maps. Agreements for fulfilling such conditions or exactions, security for such agreements and all other matters pertaining to such conditions or exactions shall also be governed by the same provisions of this chapter as they apply to parcel maps.

B. The city planner shall approve the proposed lot line adjustment whenever all of the following conditions are complied with:

1. Tif the lots that will result from the proposed lot line adjustment conform to all the applicable zoning and building ordinances in effect and comply with regulations set forth in this chapter pertaining to size, shape and dimensions of lots in subdivisions for which tentative and final maps are required.

2. The proposed lot line adjustment will not, under the circumstances of the particular case, be detrimental to the health, safety or general welfare of persons residing or working in the neighborhood or to the general welfare of the city.

3. C. In addition to any other basis for disapproval, the city planner may disapprove a lot line adjustment if he or she determines that there is no real relationship between the existing parcels and the proposed new parcels and that the proposal is more adequately processed as a merger and resubdivision pursuant to Section 66499.20-1/2 of the Government Code of the state of California.

4. D. 1. The city planner shall review the proposed lot line adjustment map and, within fifteen (15) days after the lot line adjustment map was filed, approve, conditionally approve, or disapprove the lot line adjustment map. However, if the lot line adjustment map is referred to the Site Plan Review Staff, pursuant to Section 16.32.040, the city planner shall have thirty (30) days after the map was filed to take such action. Said time limits may be extended by mutual consent of the city planner and the applicant.

5. 2. The city planner shall give written notice of his action to the applicant and to the affected city departments and to each public and private agency to which a copy of the lot line adjustment map was transmitted.

6. E. 1. If the city planner approved the lot line adjustment map, the written decision of the city planner approving the adjustment shall be filed for record with the county recorder. Such decision shall contain a legal description of each parcel resulting from the lot line adjustment and shall be recorded concurrently with the appropriate deed(s) or record of survey pursuant to Government Code Section 66412(d).

7. 2. The lot line adjustment shall not be effective until the decision of the city planner approving the map has been recorded as set forth in subsection (E)(1) of this section. Said decision shall not be recorded until the appeal period specified in Section 16.32.050 has expired without an appeal having been filed or until the applicant waives his right to appeal, whichever occurs first. If an appeal is filed, said decision shall not be recorded until the termination of the appeal proceedings.

8. 3. If conditions or exactions are required by the Site Plan Review Staff, the decision of the city planner shall not be recorded until the required conditions and exactions have been made fulfilled and, if required by the Site Plan Review Staff, an agreement with security is on file for fulfilling such conditions or exactions.

9. 4. The recording of the decision of the city planner and subsequent deed(s) or record of survey shall supersede all prior recorded parcel maps, subdivision maps or other documents that create the superseded parcels and the boundaries created by the decision of the city planner shall prevail over the earlier recorded boundaries, and the recorded decision of the city planner shall so state.

16.32.050 Appeals.

After the action by the city planner on the lot line adjustment map, the applicant may appeal in writing to the Planning CommissionAppeal Body within ten days after the decision of the city planner.

Chapter 16.48
[RESERVED].ENVIRONMENTAL IMPACT MITIGATION
Sections:

16.48.010 Legislative findings.

16.48.020 Purpose.

16.48.030 Short title, authority and applicability.

16.48.040 Rules of construction.

16.48.050 Definitions.

16.48.060 Imposition of environmental impact mitigation—School overcrowding—Fee.

16.48.070 Fee schedule.

16.48.080 Computation of the amount of environmental impact mitigation— School overcrowding—Fee.

16.48.090 Payment of fee.

16.48.100 Timing of fee payment.

16.48.110 Use of funds.

16.48.120 Refund of fees paid.

16.48.130 Exemption and credits.

16.48.140 Penalty provisions.

16.48.150 Sunset clause.

16.48.160 Severability.

16.48.010 Legislative findings.

The City Council of the city finds, determines and declares that:

A. Policy PSCU-P-34 of the General Plan requires the city work with the Visalia Unified School District to coordinate land use and development with school location and site design to ensure that adequate facilities are available and integrated with neighborhoods;
B. The school district has presented information to the city establishing that existing school facilities are overcrowded and that further growth and development in the city will have a significant adverse impact o the capacity of the school system; C. The school district has presented information to the city that the fee, charge, dedication or other requirement the district is authorized to levy against a development project pursuant to Government Code Sections 53080 and 65995 is insufficient to adequately fund the construction of new school facilities to meet the needs of growth in the community;
D. The school district has presented information to the city that it does not have the financial or other resources available to fund new school facilities; E. While it is also the State of California's responsibility to fund the construction of new school facilities to meet the needs of growth, the state has not provided the financial or other resources necessary to meet the growing demand for new school facilities;
F. Pursuant to Education Code Section 17718.5(a) the State Board of Education is to encourage school districts to utilize alternative methods to fund school facilities; G. Education Code Section 17717.7 encourages the use of alternative funding sources by creating a six-tiered priority list for qualifying for state funding that effectively encourages school districts to request only a maximum of fifty (50) percent of total construction costs;
H. The school district must expand its classroom facilities in order to meet the needs of a growing community without decreasing the current level of education in order to promote and protect the public health, safety and welfare.

I. The imposition of an environmental impact mitigation fee is a preferred method of ensuring that new development bears a proportionate share of the cost of capital facilities necessary to accommodate the student population generated by such development and thereby promotes and protect the public health, safety and welfare.

J. The fees established by Section 16.48.070 are derived from, are based upon, and do not exceed the costs of providing additional school facilities necessitated by new development for which the fees are levied.

K. The report entitled "Environmental Impact Mitigation – School Overcrowding – Fee Justification Report", dated May 18, 1992, sets forth a reasonable methodology and analysis for determination of the impact on new development on the need for and cost of additional school facilities within the school district; L. The adoption of this chapter is consistent with the General Plan of the city.

16.48.020 Purpose.

The purpose of this chapter is to assess environmental impact mitigation fees against all new residential construction, and all remodels adding additional area to existing residential buildings, all consistent with definitions found in state law, to mitigate the impacts of said construction on the ability of the Visalia Unified School District to house new students resulting from new development in the city. Furthermore:

A. This chapter is intended to assist in the implementation of the land use element of the General Plan; and
B. The purpose of this chapter is to regulate the use and development of land so as to assure that new development bears a proportionate share of the cost of capital expenditures necessary to provide school facilities in the Visalia Unified School District.

16.48.030 Short title, authority and applicability.

A. This chapter shall be known and may be cited as the "City of Visalia Environmental Impact Mitigation – School Overcrowding – Fee Ordinance." B. The City Council of the city has the authority to adopt this chapter pursuant to Article XI of Section 7 of the Constitution of the state of California, and pursuant to Government Code Sections 65300 et seq., 66000 et seq., and 66470 et. seq. and Public Resources Code Sections 21000 et seq. of California Statutes, and its Charter.

C. This chapter shall apply in the incorporated area of the city to the extent permitted by Article XI of Section 7 of the Constitution of the state of California.

16.48.040 Rules of construction.

A. The provisions of this chapter shall be liberally construed so as to effectively carry out its purpose in the interest of the public health, safety and welfare.

B. For the purpose of administration and enforcement of this chapter, unless otherwise stated in this chapter, the following rules of construction shall apply to the text of this chapter:

1. In case of any difference of meaning or implication between the text of this chapter and any caption, illustration, summary table, or illustrative table, the text shall control.

2. The word "shall" is always mandatory and not discretionary; the word "may" is permissive.

3. Words used in the present tense shall include the future; and words used in the singular number shall include the plural, and the plural the single, unless the context clearly indicates the contrary.

4. The phrase "used for" includes "arranged for," "designed for," "maintained for," or "occupied for."

5. The word "person" includes an individual, a corporation, a partnership, an incorporated association, or any other similar entity.

6. Unless the context clearly indicates the contrary, where a regulation involves two or more items, conditions, provisions, or events connected by the conjunction "and," "or" or "either...or," the con-junction shall be interpreted as follows:
a. "And" indicates that all the connected terms, conditions, provisions or events shall apply.
b. "Or" indicates that the connected items, conditions, provisions or events may apply singly or in any combination.
c. "Either...or" indicates that the connected items, conditions, provisions or events shall apply singly but not in combination.

7. The word "includes" shall not limit a term to the specific example but is intended to extend its meaning to all other instances or circumstances of little kind or character.

8. "City engineer" means the city engineer or city officials he/she may designate to carry out the administration of this chapter.

16.48.050 Definitions.

As used in this chapter, the following terms are defined in this section:
"Assessable space" means the same as in Government Code Section 65995(b)(1). "Building permit" means an official document or certificate issued by the city authorizing the construction of any structure used or intended for supporting or sheltering any use or occupancy.
"City" means the city of Visalia, a Charter Law city.
"Development permit" means a regulatory approval by the city. "District" means the Visalia Unified School District.
"Feepayer" means a person commencing a land development activity that requires the issuance of a building permit or permit for mobile home installation. "School development impact fee" means a fee, charge, dedication or other requirement the district is authorized to levy against a development project pursuant to Government Code Section 53080 and as said fee may be adjusted from time-to-time by the state Allocation Board pursuant to Government Code Section 65995(b)(2).

16.48.060 Imposition of environmental impact mitigation—School overcrowding—Fee.

A. Any person who, after the effective date of this chapter, seeks to develop land within the city by applying for: a building permit; an extension of a building permit issued prior to that date; a permit for manufactured home installations; or an extension of a permit for manufactured home installation issued prior to that date, is required to pay an environmental impact mitigation – school overcrowding – fee in the manner set forth in this chapter.

B. No new building permit or new permit for manufactured home installation for any activity requiring payment of an impact fee pursuant to Section 16.48.060(A) shall be issued unless and until the environmental impact mitigation – school over-crowding – fee required has been paid.

C. No extension of a building permit or permit for manufactured home installation issued prior to the effective date of this chapter, for any activity requiring payment of an impact fee pursuant to Section 16.48.060(A) shall be granted unless and until the environmental impact mitigation – school overcrowding – fee required has been paid.

This subsection shall not apply if the applicant applying for an extension of a building permit or permit for manufactured home installation can demonstrate that a good faith effort has been applied to begin construction or that substantial completion has occurred in conformance with the approved building permit or permit for manufactured home installation.

16.48.070 Fee schedule.

A. The council shall establish by resolution, a schedule of environmental impact mitigation – school overcrowding – fees calculated to provide the sum of money necessary to pay for the share of the new facilities estimated total construction cost identified to be funded with environmental impact mitigation – school overcrowding – fees, as set forth in the report entitled "Environmental Impact Mitigation – School Overcrowding – Fee Justification Report". Such schedule shall be conditional and based on the following findings by the council:

1. The planned school facilities are in conformity with the land use element of the general plan of the city;

2. The development of property will require construction or acquisition of additional school facilities and that the fees are fairly apportioned on the basis of benefit conferred on property developed or to be developed or on the need for planned school facilities created by proposed or existing development of property;

3. That school facilities planned, including the conversion of additional elementary schools to year-round education, are in addition to any existing school facilities serving the district at the time of adoption of the land use element and are necessary to complete the plan for school facilities.

B. The schedule of fees shall be those amounts in effect on July 1, 1995 as established by Resolution No. 92-76 of the council and as adjusted pursuant to ordinance provisions adopted prior to the effective date of the ordinance codified in this section and shall remain in effect until July 1, 1997. Effective July 1, 1997, and each succeeding July 1st thereafter, the schedule of fees shall be adjusted in accordance with the following criteria:

1. On April 1st of each year the city engineer shall review the current National Engineering News Record Construction Cost Index (ENRCCI). When such index differs from the index for the preceding April 1st, the factor of increase or decrease shall be applied to the schedule of fees. Such factor shall be computed by dividing the ENRCCI for the current April 1st by that pertaining to the previous April 1st. The individual environmental impact mitigation – school overcrowding – fees may be multiplied by said factor to determine the adjusted schedule of fees. The engineer shall present the new fee schedule for adoption by resolution of council after at least one public hearing. The revised fees shall become effective on the July 1st following except in no case shall the revised fees become effective until sixty (60) days following the publication of the revised fees.

2. If in the determination of the city engineer the adjustments of the schedule of fees produced by the procedure in subdivision 1 of this subsection is not representative of the actual change in costs of the planned school facilities, the city engineer may, in lieu of the procedures set forth in said subdivision, compute a new schedule of fees for adoption by resolution of the council after at least one public hearing. In addition, the district may request that the City Council review the fees to ensure that they are representative of the actual change in costs of the planned school facilities.

3. In the event of the adoption of a new schedule of fees by resolution of the council, such new schedule shall become effective sixty (60) days after the adoption thereof by the council. The adjustment of such schedule provided in subdivision 1 of this subsection shall begin the April 1st next occurring after adoption of the new schedule.

16.48.080 Computation of the amount of environmental impact mitigation—School overcrowding —Fee.

A. The environmental impact mitigation—school overcrowding—fee shall be equal to the difference between the fee established by the schedule of fees adopted or revised pursuant to Section 16.48.070 and the school development impact fee already assessed and collected by the district but in no case shall this difference be considered a credit to the feepayer.

B. Government Code Section 6599(b)(3) requires the State Allocation Board to review, at regular intervals, the school development impact fees. If within one hundred eighty (180) days of any action by the State Allocation Board to modify the school development impact fee either upward or downward, the district does not adjust the school development impact fee already assessed and collected by the district to reflect the action of the State Allocation Board, the city shall use the amount authorized by the State Allocation Board in its calculations to determine the amount of the environmental impact mitigation – school overcrowding – fee.

C. For new residential construction the fee paid pursuant to this chapter shall be equal to the product of the environmental impact mitigation – school overcrowding –fee identified in subsection (A) of this section and the assessable space for the building under consideration. For residential remodel construction the criteria imposed by Government Code Section 53080(a)(1) shall apply. For senior citizen housing, a residential care facility, or a multilevel facility for the elderly, criteria imposed by Government Code Section 65995.1 shall apply.

D. This chapter shall not apply to building permits issued for commercial, office or industrial projects.

16.48.090 Payment of fee.

A. The feepayer shall pay the environmental impact mitigation – school overcrowding – fee required by this chapter prior to the issuance of a building permit or a permit for mobile home installation. This fee paid shall be in addition to and collected in the same manner as the school development impact fee already assessed and collected by the district.

B. All funds collected shall be properly identified and used solely for the purposes specified in Section 16.48.110.

16.48.100 Timing of fee payment.

A. Notwithstanding the requirements of Section 16.48.090, the City Council may, by resolution, authorize the payment of the fee at a time other than that identified in Section 16.48.090.

B. In adopting the resolution identified in subsection (A) of this section the City Council shall make the following findings:

1. That the state of the economy in the city is such that the deferment of the fee required by this chapter will stimulate the economy and enhance the provision of jobs; and

2. That the deferment of the fee required by this chapter will not materially affect the ability of the city to deliver its five-year capital improvement program.

C. In adopting the resolution identified in subsection (A) of this section, the City Council shall:

1. Identify the point in time at which the fee shall be paid; provided, that in no event shall the deferral be extended beyond the time of the final inspection or issuance of the certificate of occupancy, whichever occurs first;

2. Identify to which major land use category (i.e., residential, commercial, office and/or industrial) the resolution applies;

3. Identify whether or not a contract shall be entered into by and between the property owner, or lessee if the lessee's interest appears of record, and the city prior to the issuance of the building permit. If a contract is required to be executed, it shall be processed and recorded in accordance with Government Code Section 66007(c). In lieu of entering into a contract, if one is required, the feepayer may provide such other form of surety instrument guaranteeing payment of the fee as may be acceptable to the city engineer or his/her designees and the city attorney;

4. Impose a penalty, equal to one hundred (100) percent of the amount of the fees deferred on any party who fails to pay the deferred fee by the point in time specified in said resolution; and

5. Provide that a party who fails to pay said deferred fees by the point in time specified in said resolution shall further forfeit the future right to defer such fees on parcels in which said party has a financial interest.

16.48.110 Use of funds.

A. Funds collected from environmental impact mitigation – school overcrowding – fees shall be used to fund or partially fund the construction or reconstruction of school facilities to meet the needs of new residential development in the district to include residential infill projects and residential remodel projects that meet the criteria of Section

16.48.080(B). The use of these fees shall be in accordance with Government Code Section 53080 et seq. and Government Code Section 65995 et seq.

B. Funds may be used to provide refunds as described in Government Code Section 53080.3. Refunds shall be processed in accordance with Section 16.48.120.

C. The city may retain a portion of the fee per building permit issued for which the fee is paid as compensation for the expense of collecting the fee and administering this chapter consistent with Government Code Section 53080(a)(5). The City Council shall establish this amount by resolution.

16.48.120 Refund of fees paid.

A. If a building permit or permit for manufactured home installation expires without commencement of construction, then the feepayer shall be entitled to a refund, without interest, of the fee paid plus a condition of its issuance; except, that the city and district shall retain three percent of the fee, to be shared equally, to offset a portion of the costs of collection and refund. The feepayer must submit an application for such refund to the city engineer within thirty (30) days of the expiration of the permit. Within ten working days of receipt of an application for refund the city engineer shall notify the district in writing of such refund request and the status of the building permit. The district shall issue a refund within twenty (20) working days or issue written findings as to why the refund shall not be made.

B. Any funds not expended or encumbered by the end of the calendar quarter immediately following five years from the date the fee was paid shall, upon application of the then current landowner, be returned to such landowner with any interest incurred thereon; provided, that the landowner submits an application for a refund to the city engineer within one hundred eighty (180) days of the expiration of the six-year period.

Within ten working days of receipt of an application for refund the city engineer shall notify the district in writing of such refund request. The district shall issue a refund within twenty (20) working days or issue written findings as to why the refund shall not be made.

16.48.130 Exemption and credits.

A. The following shall be exempted from payment of the environmental impact mitigation – school overcrowding – fee. Any claim of exemption must be made no later than the time of application for a building permit or permit for mobile home installation.

Any claim not so made shall be deemed waived.

1. The reconstruction of any residential structure that is damaged or destroyed as a result of a disaster pursuant to Government Code Section 53080.6;

2. An applicant for a development permit who has prepared and submitted a mitigation plan identifying how he/she plans to provide for the mitigation of the impacts the proposed project may have on the facilities of the district; provided that the district presents the city with a written statement signed by its superintendent, or his/her designee, indicating that the district accepts the mitigation plan. The phrase "mitigation plan" as used in this chapter shall include, but not be limited to, financing or construction measures that provides funds or structures (through purchase, sale, or lease-back) for permanent school district facilities or any modification to the proposed project that reduces or eliminates the impact on the district.

B. The District may grant a credit for land and facilities dedicated to the district consistent with the policies of the City's General Plan. The responsibility for negotiating such a credit shall rest with the district and the feepayer and any such credit granted shall not be considered by the city unless and until a written statement signed by the superintendent, or his/her designee, of the district indicating that the district grants the credit. The responsibility for managing the accounting of such credits shall rest with the district.

16.48.140 Penalty provisions.

A violation of this chapter shall be prosecuted in the same manner as misdemeanors are prosecuted and upon conviction the violator shall be punishable according to law; however, in addition to or in lieu of any criminal prosecution the city shall have the power to sue in civil court to enforce the provisions of this chapter.

16.48.150 Sunset clause.

This chapter shall terminate one hundred eighty (180) days following any action taken by the state of California to either eliminate the provisions of Government Code Section 53080 et seq., or the elimination of the caps on school development fees imposed by Government Code Section 65995 et seq.

16.48.160 Severability.

If any section, phrase, sentence or portion of this chapter is for any reason held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision, and such holding shall not affect the validity of the remaining portions thereof.

Environmental Document # 2022-45

NOTICE OF EXEMPTION
City of Visalia
315 E. Acequia Ave.

Visalia, CA 93291
(559) 713-4359
To: County Clerk
County of Tulare
County Civic Center
Visalia, CA 93291-4593
Conditional Use Permit No. 2022-21

PROJECT TITLE
The project site is located at the Southwest corner of Houston Avenue and Demaree Street (APN 077- 660-021, 077-660-022 and 077-660-024)

PROJECT LOCATION
Visalia Tulare

PROJECT LOCATION - CITY COUNTY
A request by to establish a 222-unit multi-family residential development on 7.61 acres in the R-M-3 (MultiFamily Residential, 1,200 sq. ft. minimum site area) and O-PA (Professional/Administrative Office) zones.

DESCRIPTION - Nature, Purpose, & Beneficiaries of Project City of Visalia, Attn: Brandon Smith, 315 E. Acequia Avenue, Visalia CA 93291, (559) 713-4636, [email protected]

NAME OF LEAD AGENCY APPROVING PROJECT
Maracor Development Inc., Attn: Chris Hawke, 61 Moraga Way, Suite 4, Orinda, CA 94563, (925) 389- 6836, [email protected]

NAME AND ADDRESS OF APPLICANT CARRYING OUT PROJECT
N/A

NAME AND ADDRESS OF AGENT CARRYING OUT PROJECT
EXEMPT STATUS: (Check one)
Ministerial - Section 15183
Emergency Project - Section 15071
Categorical Exemption - State type and Section number:

Statutory Exemptions- State code number:

The project is consistent with a Community Plan, General Plan, or Zoning and its related development density, for which an environmental impact report (EIR) has been certified (i.e., City of Visalia General Plan General Plan Program EIR certified by Resolution No. 2014-37, adopted on October 14, 2014); therefore, the project is ministerially exempt under the findings of State CEQA Guidelines Section 15183.

REASON FOR PROJECT EXEMPTION
Brandon Smith, Principal Planner (559) 713-4636

CONTACT PERSON AREA CODE/PHONE
August 25, 2022
DATE
Brandon Smith, AICP

ENVIRONMENTAL COORDINATOR

Environmental Document # 2022-55

NOTICE OF EXEMPTION
City of Visalia
315 E. Acequia Ave.

Visalia, CA 93291
(559) 713-4359
To: County Clerk
County of Tulare
County Civic Center
Visalia, CA 93291-4593
Conditional Use Permit No. 2022-25

PROJECT TITLE
The project site is located at the northwest corner of East Caldwell Avenue and South Lovers Lane (APN APNs: 126-850-029)

PROJECT LOCATION
Visalia Tulare

PROJECT LOCATION - CITY COUNTY
A request by to establish a 342-unit multi-family residential development on 11.41 acres in the C-MU (Commercial Mixed Use) zone.

DESCRIPTION - Nature, Purpose, & Beneficiaries of Project City of Visalia, Attn: Brandon Smith, 315 E. Acequia Avenue, Visalia CA 93291, (559) 713-4636, [email protected]

NAME OF LEAD AGENCY APPROVING PROJECT
Maracor Development Inc., Attn: Chris Hawke, 61 Moraga Way, Suite 4, Orinda, CA 94563, (925) 389- 6836, [email protected]

NAME AND ADDRESS OF APPLICANT CARRYING OUT PROJECT
N/A

NAME AND ADDRESS OF AGENT CARRYING OUT PROJECT
EXEMPT STATUS: (Check one)
Ministerial - Section 15183
Emergency Project - Section 15071
Categorical Exemption - State type and Section number:

Statutory Exemptions- State code number:

REASON FOR PROJECT EXEMPTION
Brandon Smith, Principal Planner (559) 713-4636

CONTACT PERSON AREA CODE/PHONE
January 18, 2023
DATE
Brandon Smith, AICP

ENVIRONMENTAL COORDINATOR
The California Environmental Quality Act
(CEQA) Section 15183 Findings:

Application: Conditional Use Permit No. 2022-21 Environmental Review 2022-45 Location: Southwest corner of Houston Avenue and Demaree Street Assessor’s Parcel Number: 077-660-021, 077-660-022 and 077-660-024 General Plan Designation: Office and Residential High Density Zoning: O-PA and R-M-3 State CEQA Guidelines Section 15183 (Public Resources Code §21083.3), provides that projects which are consistent with the development density established by a Community Plan, General Plan, or Zoning for which an environmental impact report (EIR) has been certified “shall not require additional environmental review, except as might be necessary to examine whether there are project-specific significant effects which are peculiar to the project or its site.”
The City of Visalia finds that as a result of the proposed project no new effects could occur, or new mitigation measures would be required that have not been addressed within the scope of the Program Environmental Impact Report (SCH No. 2010041078). The Environmental Impact Report prepared for the City of Visalia General Plan was certified by Resolution No. 2014-37 adopted on October 14, 2014. THE PROGRAM ENVIRONMENTAL IMPACT REPORT WILL BE UTILIZED.

The following findings are made in compliance with CEQA Section 15183 – Project consistent with a Community Plan or Zoning.

In approving a project meeting the requirements of CEQA Section 15183, a public agency shall limit its examination of environmental effects to those which the agency determines, in an initial study or other analysis:

1. Is the project consistent with the General Plan and Zoning designations for the site (including density for residential developments)? Yes X
If yes, please explain below. If no, the project does not qualify for this exemption.

Comment/Finding:

No______
As indicated above, the General Plan designation for this site is Office (O) and Residential High Density (RHD) which allows 15 to 35 dwelling units per acre. The proposed project would provide

31.88 units per acre which is consistent with the General Plan.

The site is zoned O-PA and R-M-3 has a land use designation which allows for residential land uses with approval of a Conditional Use Permit. The proposed project is consistent with the zoning.

2. Are there any impacts that weren’t evaluated in the General Plan EIR that are peculiar to the project or the parcel on which the project would be located? Yes______No__X___ If yes, an initial study or detailed analysis is necessary to determine if specific impacts will need to be mitigated.

If no, continue with CEQA Section 15183 Exemption.

The California Environmental Quality Act (CEQA)
Section 15183 Findings

Page 2 ends

Visalia City CouncilSeptember 8, 2026

Visalia City Council
September 8, 2026