Agenda Item Wording:
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Blankenship Subdivision Annexation - Public Hearing and consideration for the following actions related to the project located at the southeast corner of East Caldwell Avenue and South Santa Fe Street (APN: 123-400-005 and 123-400-001):
1. Adopt Initial Study / Mitigated Negative Declaration No. 2024-63 for Annexation No. 2024-05 and Blankenship Tentative Subdivision Map No. 5602 (Resolution No. 2025-31 required); and
2. Initiation of proceedings for Annexation No. 2024-05, a request by San Joaquin Valley Homes to annex two parcels totaling approximately 71.43 acres into the City limits of Visalia (Resolution No. 2025-32 required); and
3. Authorize the detachment from County Service Area No. 1 in accordance with State and County Requirements; and
4. Authorize the City Manager to sign and enter into a Pre-Annexation Agreement.
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Deadline for Action: 6/2/2025
Submitting Department: Community Development
Contact Name and Phone Number:
Colleen A. Moreno, Assistant Planner, (559) 713-4031, colleen.moreno@visalia.city <mailto:colleen.moreno@visalia.city>
Paul Bernal, Planning and Community Preservation Director, (559) 713-4025, paul.bernal@visalia.city <mailto:paul.bernal@visalia.city>
Department Recommendation:
The Planning Commission and staff recommends that the City Council initiate annexation proceedings for the subject site by taking the following actions:
1. Adopt Initial Study / Mitigated Negative Declaration No. 2024-63 for Annexation No. 2024-05; and
2. Initiate proceedings on Annexation No. 2024-05 with the Tulare County Local Agency Formation Commission (LAFCO); and
3. Authorize the detachment of property from County Service Area No. 1 in accordance with State and County requirements (APN: 123-400-005 and 123-400-001); and
4. Authorize the City Manager to enter into a Pre-Annexation Agreement between the City of Visalia and property owners.
If approved by the City Council, staff will file the Annexation application with LAFCO.
Summary:
Annexation No. 2024-05 is recommended by Planning Commission and staff to be submitted to LAFCO based on the findings wherein the project is consistent with General Plan Policy LU-P-21 that allows and directs development to occur in the City’s Tier II Urban Development Boundary (UBD) and Policy LU-P-19 and Policy LU-P-55, which supports concentric growth and development of single-family residential projects.
The annexation is a request to annex 71.43 acres (see Attachment #3) of land containing General Plan land use designations of Low Density Residential and Mixed-Use Commercial to facilitate the development of the Blankenship Tentative Subdivision Map, which was conditionally approved by the Planning Commission on April 28, 2025 (See Attachment #10). The annexation and tentative subdivision map have been requested by the applicant, San Joaquin Valley Homes (SJVH).
Background Discussion:
Subdivision Information
The Blankenship Tentative Subdivision Map No. 5602 is a request to subdivide 62.43 acres of the overall total annexation area of 71.43 acres, into a 203-lot single-family residential subdivision. The subdivision will be developed in two phases, with the first phase developing 123 lots and the second phase developing the last 80 lots of the 203-lot subdivision (see Attachment #4), with a remainder of 7.04 acres of C-MU (Mixed Use Commercial) zoning, not to be developed with this project. The project will adhere to the R-1-5 zoning district for lot sizes of 5,000 square feet or greater, ensuring compatibility with the General Plan. The proposed subdivision will be developed at a density of 3.65 dwelling units per acre, which is consistent with the Residential Low Density land use designation for the site of 2 to 10 units per acre.
Annexation Information
The applicant has filed an application to initiate the annexation of two parcels totaling 71.43 acres (Annexation No. 2024-05) to facilitate the development of the 203-lot subdivision on approximately 62.53 acres. The annexation can be supported on the basis that the proposed use is consistent with Land Use Policy LU-P-21, which allows for annexation and development of residential land to occur within the Urban Development Boundary (Tier II) consistent with the City’s Land Use Diagram. The site can be serviced with all the requisite utilities and infrastructure available to serve the site upon development. Cities can approve tentative maps prior to final approval of the annexation by the Local Agency Formation Commission (LAFCO) but cannot approve a final subdivision map until after the land is annexed and the annexation recorded through the Tulare County Recorder.
Detachment for Service Area No. 1
The subject site is part of Tulare County Service Area No. 1. Services provided in Service Area No. 1 include domestic water and sewer. Detachment of the project area from Service area No. 1 is required upon annexation as future development will receive domestic water and sanitary services from the California Water Service Company and the City of Visalia.
Annexations submitted to LAFCO require that the City include a request to detach the annexed area from the County’s service area. The detachment is reflected in the Resolution (see Attachment #2).
Pre-Annexation Agreement
The annexation will be subject to the terms of a Pre-Annexation Agreement which must be signed by the property owners requesting the annexation (see Attachment #5).
City Council District
If the annexation area is approved, the parcel will be annexed into Voting District 2 per the Council Election Voting Map. This is reflected in the draft Resolution No. 2025-32 (see Attachment #2).
Providing of City Services:
The project will require improvements to the following infrastructure:
• Water Service: Water service to the subdivision will be provided by the California Water Service Company. A Will Serve Letter from the California Water Service Company shall be provided prior to issuance of any residential building permit for the project site.
• Sanitary Sewer: The sewer system will have to be extended to the boundaries of the development where future connection and extension is anticipated. The sewer system will be sized in order to service the entire subdivision. The developer will be required to coordinate with City staff on design and construction requirements for the sanitary sewer. The sanitary sewer master plan for the entire development will be required to be submitted for review prior to approval of any portion of the system.
• Storm Drainage: Storm water retention will be required with the subdivision. An additional storm drainage main installation is required in accordance with the City Master Plan on South Santa Fe Street. The applicant has been instructed to coordinate with City Engineer for conformance.
• Pocket Park: A portion of the project site will be devoted to a pocket park. The park is intended to provide an open space amenity adjacent to the TID canal and will be maintained through a Landscape and Lighting District.
The full complement of city services and programs, including Police and Fire protection, public parks usage, and Solid Waste collection, will be provided to the project site and future occupants of the project site upon annexation.
General Plan Consistency
The project site is located within the Tier II Urban Development Boundary. The stated purpose of the Urban Development Boundaries are to guide the timing, type, and location of growth, to preserve resource lands, natural features, and open space, and to promote infill and redevelopment. The Visalia General Plan Policy LU-P-21 includes phasing thresholds based on the issuance of building permits for allowing annexation and development of urban land within the Urban Development Boundary Tier II. The threshold of issuing building permits for 5,850 housing units since April 1, 2010, that is necessary to expand from Tier I to Tier II has been met. As of July 1, 2021, the City has issued permits for 5,868 housing units. Due to meeting this threshold, the Urban Development Boundary expanded from Tier I to Tier II by Resolution No. 2021-38 at the July 19, 2021, City Council meeting. The Blankenship annexation and subdivision area lies within Tier II which aligns with the General Plan Policy.
The project is consistent with General Plan Policy LU-P-19 of the General Plan, which states “ensure that growth occurs in a compact and concentric fashion by implementing the General Plan’s phased growth strategy.”. In addition, the project is also consistent with General Plan Policy LU-P-55 which supports the development of R-1-5 zoned properties with single-family subdivisions. Existing utility infrastructure (i.e. sewer, storm, and water) can be extended from nearby urban development to accommodate the project build out. The proposed 203-lot single family residential will be compatible with existing residential development surrounding the site.
Staff supports the project because the project meets the overall intent of the General Plan and its policies.
Development Standards for Blankenship Subdivision
All of the proposed lots will meet the standard R-1-5 zoning (Single-Family Residential, 5,000 square foot minimum site area) standards for lot size and setbacks.
The average lot size for the subdivision is approximately 7,395 square feet, with the minimum lot size being 5,111 square feet (Lot 175) and the maximum lot size being 18,407 square feet (Lot 80). Each lot within the subdivision will conform to the development standards of the Visalia Municipal Code Chapter 17.12 Single-Family Residential which requires the following minimum lot area and setbacks:
|
Minimum Lot Area |
Front |
Side |
Street Side |
Rear |
|
5,000 sq. ft. |
15-ft to habitable space. 22-ft to garage |
5-ft |
10-ft |
25-ft |
Street Connectivity and Improvements
The developer of the subdivision will be required to widen and install South Santa Fe Street roadway, located to the west of the project site, to a standard Collector Road as well as remaining frontage improvements along South Burke Street to the east. Additionally, there will be street block connectivity within the subdivision with local city standard streets. Improvements on all streets located within and surrounding the subdivision include curb, gutter, sidewalks, parkway landscaping, and street lighting.
The developer of the subdivision is also required to coordinate with the City of Visalia’s Capital Improvements (CIP) Engineering Division for improvements along Caldwell Avenue, regarding the Caldwell Avenue Improvement Project, which is located north of the project site. These improvements along Caldwell Avenue including the remainder commercial parcel include but are not limited to curb, gutter, sidewalks, parkway landscaping and street lighting.
Landscape and Lighting District (LLD) and Block Walls
An LLD will be required for the long-term maintenance of the landscaping, lighting, pocket park, outlot areas and block walls within the subdivision. Please note that a block wall will be required along the shared property lines between the commercial zoned property and properties zoned residential; however, the requirement to install this block wall will be deferred until the commercial zoned property is developed.
Oak Tree Preservation (VMC Chapter 12.24)
The City has a municipal ordinance in place to protect valley oak trees. Per the Biological study submitted by the applicant, the tentative subdivision map, and a staff visit on April 16, 2025, to the project site, oak trees are located within the annexation area. All existing valley oak trees located near or within the project site are subject to the valley oak tree ordinance. The ordinance clearly provides the requirements for removal, pruning, as well as mitigation if the oak trees are to be removed. If the applicant requests to remove the valley oak trees, an Oak Tree Removal Permit shall be submitted and reviewed for approval or denial.
Agricultural Land Preservation Program Ordinance (VMC Chapter 18)
The annexation area is located within the City’s Tier II growth boundary and is also defined as Prime Farmland per the Tulare County Farmland Mapping and Monitoring Program. Based on the project’s location and designation, the development of this site is subject to the City’s Agricultural Preservation Ordinance.
The developer of the project is subject to comply with the requirements of the adopted ordinance. The preserved land obligation shall be calculated at a ratio of one acre of preserved land for each acre converted land. Converted land acreage shall be calculated by determining the applicable project acreage less the acreage of exclusions. In addition, the preserved land obligation, as established in Section 18.04.070(A) of the APO, shall be preserved through acquisition of an agricultural easement in accordance with Section 18.04.080, unless eligible for payment of an in-lieu fee in accordance with Section 18.04.090 of the APO.
Please note that Great Valley Land Trust has obtained an agricultural easement for the developer of the Blankenship subdivision project that was approved to form by the City Council at their November 18, 2024, meeting. The agricultural easement was recorded on December 6, 2024, which satisfies the provisions of the City’s APO.
Planning Commission Review and Action:
At the April 28, 2025, Planning Commission meeting, staff presented the item as described in this report to the Commission. After receiving the staff presentation and receiving no public comments in opposition of the project, several Planning Commissioners stated their support for the project based on the project’s consistency with the City’s General Plan and the City’s objectives for balanced growth and infill development. The Planning Commission recommended approval of the annexation and general plan amendment to the City Council by a 4-0-1 (one Commissioner absent) vote (see Attachment #9).
Fiscal Impact:
No impact to the City. Future development of the property will require the developer to pay development impact fees.
Alternatives:
The City Council may, in lieu of the recommended motion specified above, consider any of the following alternatives:
1. Deny the Annexation; or
2. Refer the matter back to the Planning Commission; or
3. Continue the matter to a future City Council hearing for additional information.
Recommended Motion (and Alternative Motions if expected):
recommendation
I move to approve Resolution No. 2025-31, adopting Initial Study / Mitigated Negative Declaration No. 2024-63; and
I move to approve Resolution No. 2025-32, to initiate proceedings for Annexation No. 2024-05, to authorize the detachment of property from County Service Area No. 1, and authorize the City Manager to enter into a Pre-Annexation Agreement between the City of Visalia and the property owners.
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Environmental Assessment Status: An Initial Study and Mitigated Negative Declaration were prepared for the proposed project (see Attachment #6).
CEQA Review: Initial Study and Mitigated Negative Declaration No. 2024-63 (see Attachment #6) disclosed that environmental impacts are determined to be less than significant with the incorporation of mitigation to address significant impacts to the following resources: Four (4) mitigation measures pertaining to Biological Resources to reduce impacts of the Project to the United States Fish and Wildlife Services Bird of Conservation Concern (i.e. Nuttall’s Woodpecker). Additionally, the City received one comment letter in response to the Initial Study.
Attachments:
1. Resolution No. 2025-31 certifying Initial Study and Mitigated Negative Declaration No. 2024-63
2. Resolution No. 2025-32 initiating the Proceedings for Annexation No. 2024-05 and Detachment from County Service Area No. 1
3. Annexation Exhibit & Legal Description
4. Blankenship Tentative Subdivision Map No. 5602
5. Draft Pre-Annexation Agreement
6. Initial Study / Mitigated Negative Declaration No. 2024-63
7. Environmental Study - Biological Habitat Assessment
8. Environmental Study - Cultural Resources Assessment
9. Planning Commission Resolution No. 2024-77 - Annexation No. 2024-05
10. Planning Commission Resolution No. 2024-76 - Tentative Subdivision Map No. 5602
11. Planning Commission Staff Report
12. General Plan Land Use Map
13. Zoning Map
14. Aerial Map
15. Vicinity Map
16. PowerPoint Presentation