Category: Central Valley

Other options for water on the table

-November 7,2021-

The statewide drought has put small communities in a bind when it comes to water. Kettleman City may easily be the poster child. Benzine and arsenic in the water wells in this I-5 town led to state and federal help to build an $11 milion water treatment plant in 2020 so the town could finally get clean water from the California Aqueduct that runs right through town.

But now with the drought of 2021 the state says they can offer only a measly 96AF of water this coming year to run through this state of the art plant.There is only a 5% allocation for water users on the westside of the Valley.That is not enough to supply the residents and businesses of Kettleman City this coming year and in fact – they are 214AF short, says Kettleman City Community Service Districtengineer Brian Skaggs.

The solution – there are lots of balls in the air admits Skaggs including coming up with about $300,000 to buy that amount of water from other state water contractors. Skaggs says they are on the prowl for federal money to pay for that.

Then there is the widespread criticism of the state Dept of Water Resources accused in multiple media reports of not caring about the poor people of Kettleman City or the Valley farm community for that matter. Could all the cussing loosen the purse strings?

Jackson Ranch connection

One new twist you may have not heard about is a plan to help the Kettleman City Community Service District hatched by the nearby Jackson Ranch development in return for use of the town’s brand new water treatment plant .

We need each other explains Jackson Ranch developer John Lash who hopes to begin building the first phase of the fully -entitled development some 6 miles down I-5 as soon as the first quarter of next year. They plan to begin constructing a 4.2 mile pipeline soon that would connect to the Kettleman City facility.

In return Jackson Ranch John Lash says they have plenty of water even with a 5% canal allocation to help Kettleman City with at least part of the shortfall. Lash would not say exactly how much water has been promised, citing a confidentiality agreement.

The Jackson Ranch project got its final approval from Dudley Ridge Water District who manages Jackson Ranch water as of Oct 15. The final agreement includes the water supply number promised to Kettleman.

In their EIR, Jackson Ranch says they will save a large amount of their ag water requirements with the removal of a block of almond trees – freeing up water for the development project.

Despite the assurances, KCCSD engineer Brian Skaggs says he has yet to receive a firm plan.But Lash says his partner is in regular touch with Skaggs.

Dudley Ridge WD who manages the water for Jackson Ranch, may be interested in the success of the I-5 development with board members well versed in the market for big logistics projects in the Valley that could land at Jackson Ranch. Three board members, representatives of Wonderful Company, John Vidovich and Larry Ritchie all have big industrial/distribution projects in the Valley.

Already Lash says Jackson Ranch has landed a major truck stop and two gas stations, all of which are expected to go vertical in the first quarter of 2022. Lash expects the initial 30 acre project,now fully graded,will not need potable water for now – taking only raw water they get from the aqueduct to be used for fire fighting and installing hydrants required before the new tenants can break ground,

While Kettleman City and mostly small disadvantaged communities don’t have the where -with-all to have banked water or to carry on trade deals with Kern River Water Bank and Irvine Ranch – Dudley Ridge has. The westside district needs at least 60,000AF to meet its crop requirements including water for pomegranate and almond trees. Most of that will not come from their contract with state water but from banked water and trades.

In the end it may not be the government that saves Kettleman City but neighboring farmers turned logistics developers.

Besides this option Skaggs says the district is also asking for federal help based on the fact there is a small section of the aqueduct that is federally owned and could be a source of water. Probably time to call Sen Feinstein.

Despite all those big plans a few miles away at Jackson Ranch, Kettleman City got some good news recently too when Tesla announced that it would build a second supercharger station in the community taking the number of charge stations to nearly 100 in town -the largest supercharging complex in the world. The second 56 units are planned away from the first 40-built in 2017.
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-November 7,2021-

Low Vaccination Rate  in Tulare County

VISALIA, CA – Kaweah Health, which has the highest number of COVID-19 hospitalizations in the State, called off its second internal disaster today, known as a Code Triage. This is the second internal disaster related to hospital census and capacity in less than three months for the health system. Kaweah Health remains in its COVID-19 Code Triage, which was called in March 2020.

On Friday, as of 4 p.m., there were 350 adult inpatients (excluding Maternal Child Health), being cared for at Kaweah Health Medical Center, with 87 patients seeking care in its Emergency Department (ED) and 24 of those waiting for inpatient admission. Of its inpatients, 105 patients were positive for COVID-19. Those numbers were down slightly from Oct. 3 when Kaweah Health called its code triage with 368 inpatients at its downtown medical center and zero beds available for additional patients needing hospitalization. On that day, 111 patients were seeking  care in the ED and Kaweah Health had 110 COVID-19 patients.

“We are feeling some relief today as we prepare to welcome the first of 16 registered nurses that the State is sending to help us care for patients,” said Keri Noeske, Kaweah Health Vice President and Chief Nursing Officer, noting that the nurses would be available to assist Kaweah Health through the end of the month. “With these additional nurses, we’ll have staffing so that we can use surge beds as high volumes continue.”

On Friday, Kaweah Health remained very busy, and continued to house one of the largest numbers of patients with COVID-19 in the state, said Gary Herbst, Kaweah Health’s Chief Executive Officer. “Our true inpatient occupancy rate is above 100 percent and has been throughout the Delta surge, which began back in August,” he said.

One reason for that, Herbst said, is Tulare County’s high number of people with chronic health conditions – many people struggle with chronic illnesses that land them in the hospital. But, the other reason, Herbst said, was the number of hospitalized patients with COVID-19. “While patients with COVID represent less than a third of our total patients they are having a tremendous impact on the healthcare system and it’s something that really could be avoided,” he said. “We’ve seen how effective vaccinations are in keeping patients out of the hospital and 90 to 95 percent of our inpatients with COVID are unvaccinated. I just imagine what our condition would be like if we did not have those 105 patients with COVID needing hospitalized care right now”

COVID-19 hospitalizations are very different in other areas of the State, particularly in counties with higher vaccination rates. Tulare County has one of the lowest vaccination rates in the State (45th out of 58 counties), with 46.40 percent of the population fully vaccinated. In areas where there are high vaccination rates, hospitalizations are much lower. For example, there were 20 patients with COVID at University of California, San Francisco (UCSF), in a county whose vaccination rate was 76 percent. In Santa Clara County where 73.3 percent of the population is vaccinated, there were 29 COVID hospitalizations at Stanford Medical Center. And in Los Angeles County, where the vaccination rate is 72 percent, UCLA has nine COVID patients and Cedars-Sinai Medical Center had 13 patients with COVID.

Community members are still encouraged to seek care from their primary care physicians or Kaweah Health’s Urgent Care Centers for non life-threatening illnesses and injuries before seeking care in the Emergency Department.

-October 29,2021-

Hanford Mayor tours Faraday Future plant

Start-up automaker Faraday Future(FF) recently welcomed Hanford Mayor Francisco Ramirez and City Manager Mario Cifuentez to its production facility in the industrial park to share current and future progress updates related to its production plans.The officials toured the new paint department and heard plant manager Matt Tall describe the next steps and milestones to making cars in Hanford beginning in July 2022.

Making news is hiring plans including FF to hire 50 new employees at its Hanford production facility by year end and up to an additional 350 more in 2022 as it ramps up production. About 25 work at the plant now the company says.

After the visit Ramirez said “I want to thank FF for giving me a very straightforward and thorough update tour of their FF 91 factory here in Hanford last week. I was able to see firsthand just how far they have come in a short time and also hear about their strategic milestones, including local hiring plans, as they ramp up to fully complete their production facility in the coming months,” said Hanford Mayor Ramirez. “This facility will be a first-rate production hub for their vehicles and will allow local qualified residents to be part of the workforce they are bringing in now and the near future to help deliver the FF 91 to the market next summer.”

Two-day storm made a difference
The last time Hanford saw an inch of rain was last March, seven months ago. Across the state the late October Atmospheric River storms piled up record rainfall numbers, putting out wildfires, filling back up those empty reservoirs and soaking the bone-dry land for the first time in a year.

For much of northern California it was a dramatic change of fortunes with the City of Sacramento receiving almost 70% of the rain in one day, 5.44”compared to all last water year (Oct-Sept) 7.87″.

Key reservoirs like the state’s second largest, Oroville, saw 4.57” in one day – 52% of the water they got last water year. The water level in the reservoir has risen almost 30 feet from Sunday to this Wednesday morning.

Shasta had recorded no rainfall for the water year a week ago but now measures just under 8 inches in just a few days.They got only 25 inches of rain all last water year.

Tahoe, where the forest nearly burned down a few months ago, cheered skiers as 16″ of total precipitation was recorded at the Central Sierra Snow Lab. Northstar ski resort has 4 feet of snow on the ground. Ski for Halloween?

No-one is calling the event a drought buster but it’s a “great start “says Kings River Watermaster Steve Haugen. The upper Kings watershed saw 3 to 5 inches of precip over the one day period, water that will help reverse Pine Flat’s dropping water level. The huge dam holds one million acre feet but is only 20% full but rising.

Water contractors who depend on Friant water can cheer as Huntington Lake got 4.4” in one day compared to 16.5” all last water year. That’s the difference one day makes.

Rain & snow dampen KNP Complex fire

The October 25th Atmospheric River dropped about 3.5 “ of rain as well as some snow in the Giant Forest area of Sequoia Park this week snuffing out the flames at the 88,000 acre KNP fire with wet stuff sent from the heavens.

The fires have burned much of the southern Sierra, killing Sequoia trees since early September.Only a few days earlier, the fire brought some 2000 firefighters to the area to calm the flames that a one-day storm helped put down in a few hours while firefighters sheltered in place. Firefighters are down to around 500 as they near “containment” of the fire concerned now with smoldering logs instead of out-of-control wildfire. Heavy fuels burned by wildfires can smolder for as long as a year or more after the fire has been declared “contained.” A statement Wednesday said the fire was not”out” but “nevertheless, by wetting down the fuels, even slightly, it can slow a fire’s progress very effectively and give firefighters the time they need to contain the fire and mop it up before the next dry spell.”

Meanwhile the Valley’s smokey summer has cleared, replaced by the winter blanket of Tule fog, common after the season’s first rain.

Lemoore Cannabis business keeps growing

Lemoore City Manager Olson recently told the council that an ordinance several years ago to allow cannabis operations within the City limits has resulted in over $ 20 million invested into the community. He stated that there is more to come and that the city has been strategically locating cannabis operations in areas that are not negatively affected the surrounding area, such as the latest project which is proposed to be located south of the wastewater plant. He also noted that there are only about 9 non-consecutive weeks annually, during the harvesting of outdoor crops, when odors might be noticeable.

NAS Lemoore update

NAS Lemoore Captain Peterson provided an update recently to the City of Lemoore city council regards the Economic Impact Study completed in December of 2020. It shows that there is $950 million in annual impact upon the local area-an increase of almost $250 million. The base currently has 11,900 jobs. 8,400 directly employed, 3,400 stimulated through the base. LNAS is currently hiring.

Jobless rate fall here

The unemployment rate in Kings County was 8.0 percent in September 2021, down from a revised 9.0 percent in August 2021, and below the year-ago estimate of 10.4 percent. This compares with an unadjusted unemployment rate of 6.4 percent for California and 4.6 percent for the nation during the same period. There are 1500 more jobs in the county than Sept 2020.

Kings County median prices climbs in September

California Assn of Realtors reports that the median sales price of homes in Kings County in September 2021 climbed to $320,000 compared to $310,000 in August and $264,000 in Sept 2020.

Walnut and raisin prices fall

USDA says the average price paid to farmers for both walnut and raisins, each big Central Valley crops, fell in 2020. Walnuts prices dropped to about 60 cents/lb -down from almost $1/lb in 2019 and $1.83/lb back in 2013.The trend has been down for the past few years.

As of raisins farmers saw prices around $2,000 a ton in 2018 -falling to $1100 in 2019 and $1302 a ton in 2020.

Wimpy’s opens in Lemoore

Wimpy’s burgers has opened in Lemoore at 321 S. Lemoore Ave -across from Lemoore High School. The Visalia-based \\chain has locations in Visalia,Tulare, Dinuba and Lemoore

Jobs boosted to 1200
Second Amazon warehouse in the wings?

-September 30,2021-

Amazon is open and in full operation says the new General Manager at the Visalia fulfillment center, Carlos Avelar. The 1.3 million square foot warehouse, the largest in the city, is on Riggin and Kelsey in the Visalia Industrial Park.

“We have already hired nearly 1000 on our way to 1200 accociates” says Avelar, adding they are” bringing on more employees than we originally anticipated.”

Avelar says he moved his family to Visalia in July from Tracy where he had been manager for 2.5 years.”The Central Valley has special place in my heart” says Avelar adding that he is looking forward to an open house soon, inviting local officials and has already huddled with other industry managers at the industrial park to introduce himself. “We want to be part of the community.”

The Visalia Amazon is different from any other Amazon in the Valley being a “fulfillment center” that stores goods,mostly larger in size, to be shipped throughout the Valley. The closest similar facility is in Patterson, says Avelar. Within these fulfillment centers, associates pick, pack, and ship larger-sized customer items ranging from boxes of diapers to patio umbrellas.

“We picked Visalia to be close to our customers.”

The next three months will be the busiest of the year for the big e-retailer says the general manager and at times they may add more than 1200 to the workforce.

Employees tell him they are glad they are working at Amazon with a starting pay of at least $15.50 per hour and benefits including paid time off and dental care. New hires who show proof of their Covid-19 vaccination earn a $100 bonus on their first day. Avelar says employees appreciate the fact Amazon encourages associates to go to college and will pay to make it happen while they work here.

Avelar says he “has heard the rumors” that their will be a second Amazon warehouse in the industrial park that will be built- but for now ”its just that -a rumor.”

CapRock role -second warehouse?

The same property owner, CapRock who landed Amazon more than 18 months ago to launch the building process is doing construction drawings on another 1.1 mil sf warehouse at Kelsey and Ave 320, just north of the current center. The filing actually calls for twin side-by-side warehouses on 150 acres in a second phase- totaling 2.2mil sf!

It was Newport Beach-based CapRock who, in 2017, sold 58 acres to UPS for a new distribution center that now sits just west of the Visalia Amazon center – considered the start of a logistics boom in Visalia. Today, a dozen more industrial warehouses are built,under construction or on the drawing board. Visalia’s success in attracting new logistics business has worried nearby Fresno, according to press reports, as they watch the most recent announcement that Ace Hardware will build a massive facility here bringing 400 jobs.

Amazon typically does not announce projects. Back in January this reporter wrote “Visalia’s largest building permit in 2020 was for $105 million issued to Gray Construction to build a logistics center at Riggin and Kelsey in the Visalia Industrial Park. The permit is for the new 1.3 million square ft Amazon warehouse that is expected to open late next summer. Despite all the dirt flying, Amazon has not announced the project.”
This week City of Visalia Community Development Director Paul Bernal confirms plans for the new logistic center are being reviewed by the city noting “we just sent them back for correctioin” a common practice.

Fueling the notion this is a second Amazon is the fact the same contractor is listed on the plans -Gray Construction.

Prior to beginning operations in Visalia, the company announced it had invested over $81 billion in California (between 2010 and 2020) including infrastructure and compensation to employees. Other direct and statewide impacts include more than 153,000 full-time and part-time jobs created in California. According to the company, it has added over $80 billion to the state’s gross domestic profit based on its investments.

Interested candidates must be 18 years or older and must have a high school education, GED, or equivalent diploma. Interested candidates may apply online at amazon.force.com.

-September 16,2021

VA may want Visalia’s empty Toys-R-Us space

The Veteran’s Administration is still considering sites in Tulare County for new service center. Currently in Tulare, the community there has been lobbying the developer to remain in town in a larger facility that they need.

But Visalia may now be in the running as well. Mayor Steve Nelsen says the developer is interested in the vacant 31,000sf Toys R Us space on Mooney Blvd at Whitendale as a possible location. ”I’m optimistic it could happen” says Nelsen.

The property has been proposed for a large gas station by Fastrip, but the proposal does not include the empty building or lot on the south side.

Bank merger results in more empty banks

The proposed merger of Citizen’s Business Bank and Suncrest Bank will result in the closure of Suncrest’s existing branch at 501 W. Main Street in Visalia, the bank announced. The bank building is where Tazzaria has a coffee place. Citizens Business Bank is down the block at Johnson and Main.In Fresno, Suncrest branch at 663 West Nees Avenue, Fresno, will be closed following the merger. Also in Fresno, MFG Union Bank will close their location at 1069 E Champlain Drive, east of Woodward Park.

Local farms supply solar to self-driving car start-up

Tulare & Reedley farms are supplying solar power to a Bay Area self-driving car company. Cruise self-driving cars is developing a ride-hailing service in San Francisco, where its cars are being tested on the city’s streets — both with and without drivers. When the company’s cars are charged in San Francisco, they get the same electricity from the same grid as everyone else. But Cruise is paying undisclosed sums to local farmers Sundale Vineyards near Tulare and Moonlight Co near Reedley in exchange for renewable energy credits that correspond to the same amount of power Cruise uses from the grid.

Porterville may get Ross store/others

An LA developer is promoting a 10 acre site at Henderson and Highway 65 in Porterville as having secured several major new tenants town including a Ross store, dd’s discounts and Five Below (see developer site plan).Next door- 96 room hotel is planned.

Also at the Riverwalk Shopping Center plans are in for a Boot Barn store with construction anticipated to begin soon.

Lifestyle Center lost over 2000 members and 25% of staff during pandemic

The Lifestyle Fitness Center, owned by Kaweah Health, has continued to receive and process member cancellations during its closure without enrolling new members resulting in significant membership decline. Down from 10,500 to 8,400.
During the closure saw a dramatic migration and loss of staff (25%) to other departments, other organizations and other states.

CEO Ormonde to Leave Tulare Hospital District

Sandra Ormonde, who has been the Tulare Local Healthcare District Chief Executive Officer since May 1, 2019, has announced her resignation, effective December 1, 2021.
During her tenure, Ormonde oversaw the recovery of the District from bankruptcy, closing of more than 30 lawsuits, and the planning of both the future management of the Evolutions Fitness Center and completion of the hospital tower.
Board President Kevin Northcraft commented, “Sandra’s tenure with the District has been a phenomenal success. When she was hired, we were in bankruptcy and losing money every month. Her passion for the District’s affairs, her fiscal responsibility, and her commitment to every District issue has served us extremely well. We now have a bright future, money in the bank, operation of a successful fitness facility, and a strong effort to finish the tower.

Tulare finalizes purchase of court building

City of Tulare recently authorized the purchase of the Tulare County Courthouse located at 425 East Kern Ave and the neighboring “parking lot”, located East of and across of South N Street from the building, in the amount of $500,000.Sources says it will be used for public safety projects with its location near the police station.

Component Coffee building a new Tulare store along with Quesadilla Gorilla

Based on Main Street in Visalia, the partners at Component Coffee are building a new coffee shop from the ground up along with with @quesadillagorilla – with two buildings and a shared seating area. Look for them on the corner of Leland and Hillman. ETA Spring/Summer 2022. Component roast their own coffee in Downtown Visalia.

Visalia buys former dental office

The City of Visalia has purchased a 7000sf former dental office next to the city convention center at 300 E Mineral King. The move could may allow the city to market the east side of their property to a potential hotel developer to build a second hotel next to the Visalia Convention Center sometime in the future.

Visalia selling Downtown lot

Sealed proposals will be received by the City of Visalia Purchasing Division until 2:00 p.m. on Tuesday, November 2, 2021, from developers interested in acquiring and developing the property at the northeast corner of Garden and Main Street in Downtown Visalia.

Yogurt out – Poke Point coming in

South Mooney will see a new poke restaurant at 4105S Mooney where yogurt place has vacated. The new tenant – Poke Point is doing the tenant improvements.Poke is diced raw fish served either as an appetizer or a main course and is one of the main dishes of Native Hawaiian cuisine.

-September 9,2021-

Electric car start-up Faraday Future is getting serious about retooling the old Pirelli Tire facility in Hanford into a state-of-the art automobile manufacturing plant, announcing last week they hired Matt Tall as the new Vice President of Manufacturing. Tall is responsible for all aspects of production and manufacturing and “giving priority to the Hanford manufacturing plant, where he will oversee the final phases of the site’s upgrade, installation of component tooling, hiring, and the production of the FF 91.”

Tall previously served as manufacturing VP at Rivian and has accumulated 29 years of manufacturing experience at a number of ICE and EV automotive companies, including Ford, GM, and Mercedes Benz, says the company.

Faraday Future says in a news release that “The Hanford manufacturing site is currently being prepared for the installation of manufacturing equipment, a process which is now expected to accelerate since its recent listing as a public company on Nasdaq.
The resources to complete the Hanford facility are now available, with construction and equipment installation set to meet its production goal, which is within 12 months of the closing of its merger in late July 2021.

FF is currently recruiting staff for the new plant and says it expects to continue its hiring process throughout the coming months.”

Hanford 100 degree days in 2021 hit 70

Fresno hit the record books with the number of the days over 100 degrees in one year numbering 64 as Sept 3- news repeated widely in the press. But Hanford is no slouch when it comes to excess heat, thank you very much.

As of this week the number of days 100 degrees or above is 70 as of this Thursday – far above the average for one year – 31 days. As to record, NWS has some uncertain data from 1919 that saw 84 days above 100-a suspect number considering nearby Fresno had only a number in the 30s that year. A spokesperson says it is possible we will see more than 70 days over 100 this year even though it is now finally cooling down into this weekend.

Ice rink will celebrate winter

Here’s something to look forward to to forget about the heat.Ice skating in Downtown’s Civic Park this November.The City of Hanford has approved a plan to pay nearly $100,000 to rent a 50 by 70 foot ice rink from late November to January 9. The rental from Magic Ice USA includes 300 pairs of skates, string lighting, 1,000 square feet of rubber matting to cushion that inevitable tumble.City will train staff for what they are calling Winter Wonderland, Opening Night will be Saturday, November 20th from noon to 10:00 pm. The ice rink will be open 7 days a week and guests can enjoy ice skating, food vendors, hot cocoa, photos with Santa, live entertainment, full bar (Thursday- Saturday), activities for the whole family and more.

Covid rates in Kings County

Kings County’s Covid vaccination rate continues to lag the state and surrounding counties. Kings County’s one-dose rate is 39.9% vs 48% for Tulare County and 59% for Fresno County The state says 69.6% of residents have had at least one dose. On the other hand ,new cases of Covid-19 are falling in Kings County in early September, numbering just 10 on 09/06/21 vs 148 new cases as of 08/31/21.

Two companies expanding in Visalia- Ace update

-September 9,2021-

MWI Animal Health and Mor Furniture for Less are each expanding their operations in the Visalia Industrial Park and getting out of each other’s way in the process. Both businesses share a 170,000 sf warehouse on Plaza Dr at Hurley but now are each doubling their own space in musical chairs fashion

MWI,a pet supply company will expand their 85,000 sf warehouse space now shared with Mor Furniture. Removing one demising wall, the pet firm will take the entire building. MWI employs around 200 at this location.

MWI Animal Health is an international animal health products supplier for veterinarians. The company is based in Boise, Idaho and distributes over 10,000 products to over 350 vendors throughout the US and the UK.

Meanwhile Mor Furniture will relocate to a 146,000sf new warehouse recently built by Diversified Development Group of Fresno – their current landlord at their existing building as well. The new location,a mile north, is at the SE corner of Plaza and Riggin at 9225 W Riggin. The company is adding a 3700sf office at the new complex according to a city permit.

Chinese-owned Mor Furniture is a furniture retailer based in San Diego, California. Mor Furniture for Less is one of the largest furniture retailers in the US.

Ace hardware, the largest retailer-owned hardware cooperative in the world, has already opened 110 new stores in 2021, and is planning to open at least an additional 60 stores by the end of the year, says the company. The Illinois-based firm is building a massive distribution center in Visalia, the company announced August 25, 3 weeks after local news reported the news.The project will employ over 400, says the company.

Developer plans new 350,000sf warehouse

LA-based YS Industries is planning to build a new 350,000sf concrete tilt-up warehouse in the Visalia Industrial Park, says agent Freddy Molina. The company has already but two 300,000sf buildings added this past year -now fully occupied. The site is along Riggin across the street from the new Amazon logistic complex.

Molina says the new warehouse will feature 40-ft ceilings, taller than his other buildings.With plans now filed, YS hopes to break ground in November and be ready in 2022.The “spec” building will be for lease.

Kaweah Health approves new Visalia Industrial Park clinic

Kaweah Health has identified a location along Plaza Drive that is highly visible and convenient to employees who work at the Visalia Industrial Park for a new health clinic.The site fronts Plaza just south of Goshen Ave. The unnamed owners of the land are willing to develop the approximately 5,000 square foot clinic and lease it to Kaweah Health. Management evaluated purchasing the land and developing the clinic, but believe that a lease is more attractive.

The new clinic would be designed and finished in a style similar to our new clinic in Tulare and the urgent care center on Demaree. The proposed services would include occupational medicine, workers compensation, and urgent care provided primarily by advanced practice providers. They would also place a physician in the site to provide primary care services and general oversight of all services in the clinic. Evening and Saturday hours will also be provided.

Mitigation litigation

-September 9,2021-

Less than a month after the City threw out their adopted Ag Mitigation Policy (AMP) the Sierra Club has sued Visalia over the change. The brief was filed August 31 in Tulare County Superior Court.Included in their request –  an injunction against implementation of the new City policy –  before a full-on court battle takes place.

Home builders don’t like AMPs. Farm Bureau says they don’t need it. The backstory here is that the Visalia City Council has been watching the boom in residential construction- up 40% in the past year – and worries the city is running out of space to build new homes.

The way the city set up the AMP program, builders within the city’s Tier 1 boundary do not have to pay a ag mitigation fee. Now after almost 8 years since the adoption of the 2030 General Plan, Tier 1 has just 1444 acres out of 10,460 acres of residential land left – it is 86% developed. Development within Tiers II and III can only occur after certain building permit thresholds are met.In this case, the threshold is 5800 residential permits.We are close to spilling over into Tier II if not already there. And builders have already filed applications.

Even though the plan was adopted in 2014, no one has had to pay the AMP fee yet.But now their plan called for payments to start. So they changed the plan.

The Visalia City Council in early August opened the door to another 7500 acres that could be developed in both Tier II and later Tier III. That includes 1500 acres in the next threshold – Tier II. But before they opened the door – they threw out the Ag Mitigation fee that had been part of the General Plan, adopted in 2014.

Uncertain future

Without a challenge, Tier II land could soon be subdivided and parceled out – no waiting required. To make this policy change legal, the General Plan could be ” modified” the Visalia City Attorney advised the Council. California case law has changed since 2014, the City Attorney said.

The only holdout on the City Council who voted to end the AMP by a 4 to 1 vote –  Greg Collins who has championed the program and wants it retained.He has long favored more infill of the city with higher density residential units. Collins and Mayor Steve Nelsen (the later opposed keeping the AMP) were part of the 5-member Council when that plan was originally adopted.

Several environmental and farm groups support retention of the program saying it will save farmland and cut urban sprawl. They fear our cities will grow together like Fresno/Clovis.

A few days ago, the Kern-Kaweah chapter of the Sierra Club filed a lawsuit joined by a group called Central Valley Partnership. The complaint alleges the city erred by not doing a full environmental study of the change in policy.

“Petitioners request this relief because Visalia abused its discretion in approving the elimination of the 1:1 agricultural mitigation requirement and violated the California Environmental Quality Act (“CEQA”) by certifying an Addendum.”

The City calls the Addendum a feasibility study on the Ag Mitigation Policy specified in the original General Plan and found  the plan infeasible in its latest analysis in part because it drives up the cost of housing.

Allies of this view include the Building Industry Association who see the ag mitigation program  as “forced purchase” of farmland and bad public policy.

One member of the Tulare County Farm Bureau  expressed disdain for  the approach suggesting  “The best conservation strategies for keeping farmland protected is to let farmers farm. Private ownership of land will guide wise decisions about its use.”

The City made their Addendum available for a 10-day public review and comment period from May 19, 2021 to May 28, 2021.

But this Addendum was not a full environmental study of what the Sierra Club suggests are “substantial changes”  that include the  “elimination of the requirement for 1:1 mitigation of loss of prime farmland by acquisition of agricultural easements. The change requires major revisions of the 2030 General Plan” they argue-not a 10-day review. They assert the City did not follow the California Environmental Quality Act (CEQA).

City staff say the AMP fee could drive up the cost of a new single-family home by another $3,000 for a large lot development and $1400 for an average house. But Sequoia Riverlands Trust argues that if you amortized this over a 30-year mortgage with a 3.5% interest rate, it amounts to $1.60 a month for the high density home and $13.16 per month for the very low density home.

By contrast, the value of homes in Visalia has skyrocketed in the past few years from around $200,000 to $300,000 due to surging demand, but not due to ag mitigation fees. Visalia  still enjoys among the lowest average single-family home price in the state.

Now the big question is how will the judge rule? The judge could halt  new land permit approvals within Tier 11,  holding up new construction until the legal dispute is settled. Consider that  construction could have moved forward immediately if the ag mitigation program had been left in place and they would have simply opened the boundary.

If the Tulare Co judge rules in favor of a need for a new environmental study – that wait could be lengthy. Of course the judge could just toss the lawsuit out but the Sierra Club is likely to appeal; the upshot is more waiting for home builders.

If the judge does not grant an injunction-building activity goes on in Tier II as the case is litigated.

Sierra Club battled in court over dairy policy with Tulare County for years regards methane issues resulting in a major digester program that is cutting emissions to fight climate change.  Many of the county’s dairies are now part of a California-backed program to sell their methane for renewable transportation fuel instead of letting the gas go airborne.

At issue – does a AMP save farm land?

The City now argues that “Entering into a binding agricultural conservation easement does not create new agricultural land to replace the agricultural land being converted to other uses. Instead, an agricultural conservation easement merely prevents the future conversion of the agricultural land subject to the easement. Because the easement does not offset the loss of agricultural land (in whole or in part), the easement does not reduce a project’s impact on agricultural land.” They point out  that it is likely that only a  “patchwork” of easements may be acquired.

But the Sequoia Riverlands Land Trust who does easements all over Tulare  County – counters that the City has already identified land between Tulare and Visalia as a location where easements “could make the greatest impact.” Funding from the sale of easements may benefit the property owner as an alternative to selling out to a developer, they say.