Agenda Item Wording:
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Formation of Landscape & Lighting District - Authorize the formation of Landscape and Lighting Assessment District No. 25-01, “Carleton Acres 1st Phase Development” and levying the annual assessments (Resolution Nos. 2026-16 and 2026-17 required).
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Agenda Date: 04/20/2026
Prepared by:
Edelma Gonzalez, Associate Engineer (559)713-4364, edelma.gonzalez@visalia.gov; Jason Huckleberry, Director of Eng and Bldg (559)713-4495, jason.huckleberry@visalia.gov
Department Recommendation: Staff recommends the City Council adopt Resolution No. 2026-16 initiating proceedings for the formation of Assessment District No. 25-01 “Carleton Acres 1st Phase Development” and adopt Resolution No. 2026-17 ordering the improvements and levying the annual assessments for Assessment District No. 25-01, “Carleton Acres 1st Phase Development”.
Summary:
The final map for Carleton Acres Phase 1A Subdivision subdivided 17.75 acres into 73-lots for low density residential development and 4.85 acres, Lot G, this is the first phase for the tentative subdivision map (TSM 5590) Carleton Acres Subdivision. The final map was recorded on February 26, 2025.
Lot G was further subdivided into 50 lots for medium density residential development for the tentative subdivision map (TPM 5601) Carleton Acres MDR Subdivision. This private gated subdivision was recorded on January 30, 2026.
The Landscape and Lighting Assessment District No. 25-01 has been reviewed and approved as to form by the Landscape and Lighting District Committee on March 23, 2026. All new landscaping installed within the outlots, pocket parks, trails, and parkways for these developments will strictly adhere to the State Model Water Efficient Landscape Ordinance (MWELO). MWELO requires that landscaping and irrigation plans be certified by a qualified entity (i.e., a Landscape Architect) for compliance with the State and City’s water conservation requirements. In addition, MWELO increases water efficiency standards for new landscapes through use of more efficient irrigation systems, inclusion of drought tolerant plant and tree species, and by limiting the portion of landscapes that can be covered in turf.
Background Discussion:
The above recorded residential final maps are a small portion of what is called Carleton Acrea Master Plan area. The Carleton Acres Specific Plan consisting of approximately 507 acres, including districts for low, medium, and high density residential, commercial mixed use, neighborhood commercial, parks / open space, and public institutional. Full buildout of the plan will accommodate for approximately 3,262 dwelling units, approximately 205,000 square feet of leasable commercial area, 17 acres of parks / trails / recreational facilities, 17 acres for a drainage basin, and a future elementary school site, to be developed across Urban Development Boundary Tiers I, II, and III.
The City of Visalia has been allowing the developers of subdivisions to form assessment districts under the Landscape and Lighting Act of 1972, and now under Proposition 218, in lieu of using homeowners associations for the maintenance of common features such as landscaping, irrigation systems, street lights, street trees, and local streets. The maintenance of these improvements is a special benefit to the development and enhances the land values to the individual property owners in the district.
The Landscape and Lighting Act allows for the use of summary proceedings when all the affected property owners have given their written consent to waive the requirement for a public hearing. The notice period is also waived. The owner of this development has given their written consent to waive the public hearing and form this district. The use of summary proceedings allows for the initiation of proceedings and the final annexation action of the assessment district to be acted upon together as separate resolutions.
Fiscal Impact including annual maintenance and operating costs: 123 lots will start contributing to the landscape and lighting assessment district (L&LD 25-01) created for maintenance of common features related to this master planned development. The annual lot assessment will be $ 738.14 per lot.
Prior Council Action:
On June 10, 1987, Council authorized the use of landscape maintenance assessment districts per the Landscape and Lighting Act of 1972 for maintaining common area features that are a special benefit and enhance subdivisions.
On November 4, 2024, Council authorized recordation of the final map for Carleton Acres Phase 1A.
On November 17, 2025, Council authorized recordation of the final map for Carleton Acres MDR Subdivision.
Alternatives: No alternatives are provided.
Recommended Motion (and Alternative Motions if expected):
recommendation
I move to authorize the adoption of Resolution No. 2026-16 initiating proceedings for the formation of Assessment District No. 25-01 “Carleton Acres 1st Phase Development”; and adoption of Resolution No. 2026-17 ordering the improvements and levying the annual assessments for Assessment District No. 25-01, “Carleton Acres 1st Phase Development”.
Environmental Assessment Status: Previously approved Environmental Impact Report for Carleton Acres Specific Plan project, certified October 2, 2023 (SCH #2021050418).
CEQA Review: Previously approved Environmental Impact Report for Carleton Acres Specific Plan project, certified October 2, 2023 (SCH #2021050418)
Deadline for Action: 04/20/2026
Attachments: 1. Recorded Final Maps 2. Aerial Map 3. Location Map 4. Development Disclosure 5. Development Plan 6. Resolution Documents including: Resolution Initiating Proceedings for Formation Clerk’s Certification Resolution Ordering the Improvement
Exhibit A - Assessment Diagram
Exhibit B - Landscape Location Diagram
Exhibit C - Tax roll Assessment
Exhibit D - Engineer’s Report
Strategic Goal: Indicates which City Strategic Goal(s) this item supports. Check all that apply.
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