Agenda Item Wording:
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Record final map - Request authorization to record the final map for Belissa Phase 3 subdivision located at the northwest corner of North Demaree Street and West Pratt Avenue (51 lots); and the annexation of Belissa Phase 3 into Landscape and Lighting Assessment District “Belissa” and levying the annual assessments (Resolution Nos. 2026-66 and 2026-67 required).
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Agenda Date: 10/05/2026
Prepared by:
Edelma Gonzalez, Associate Engineer, edelma.gonzalez@visalia.gov, (559) 713-4364 Jason Huckleberry, Engineering & Building Department Director, Jason.huckleberry@visalia.gov, (559) 713-4495.
Department Recommendation:
Staff recommends that the City Council authorize the recordation of the final map for Belissa Phase 3 subdivision, consisting of 51 single-family residential lots. Staff also recommends that the City Council adopt Resolution No. 2026-66 initiating proceedings for the annexation into Landscape and Lighting Assessment District No. 25-09 “Belissa” and adopt Resolution No. 2026-67 ordering the improvements and levying the annual assessments for Assessment District No. 25-09, “Belissa”.
Summary:
The final map for Belissa Phase 3 will subdivide the remaining single-family residential portion of the Belissa subdivision into 51 residential lots. Phase 3 represents the final phase of the single-family residential development within Belissa Tentative Subdivision Map No. 5587.
The proposed single-family subdivision will be accessible from Demaree Street on the east side, Riverway Avenue on the south side, and serviced by the interior local public street constructed with the Belissa 1st and 2nd phase development. The subdivision will install the remaining interior local public streets and public infrastructure, including curb, gutter, sidewalk, streetlights, sewer, storm drainage, water, and dry utilities.
The final map is ready for recording. All required bonds, cash payments, subdivision agreement, and final map have been submitted by the developer, as follows: 1) an executed subdivision agreement; 2) a faithful performance bond in the amount of $2,327,511.27; 3) a labor and materials bond in the amount of $1,163,755.63; 4) a cash payment of $308,868.95 distributed to various accounts to cover City fees; and 5) the final map. All required items have been submitted and approved by the City prior to execution and recordation of the final map.
Landscape and Lighting Assessment District No. 25-09 “Belissa” was previously formed for maintenance of common improvements associated with the Belissa subdivision. Phase 3 will be annexed into the existing district.
Background Discussion:
The faithful performance bond covers the cost of constructing the public improvements noted in the subdivision agreement and the labor and material bond covers the salaries and benefits as well as the materials supplied to install the required public improvements. As required by the Subdivision Ordinance, the faithful performance bond covers 100% of the cost of the public improvements. The labor and material bond is valued at 50% of the faithful performance bond. A maintenance bond valued at 10% of the cost of the public improvements will be required prior to recording the notice of completion. The maintenance bond is held for one year after the recording and acts as a warranty for the public improvements installed per the subdivision agreement. The cash payment covers development impact fees such as storm water acquisition, waterways, sewer front foot fees, and any outstanding plan check and inspection fees. The plan check and inspection fees are estimated at the beginning of the final map process and are not confirmed until the subdivision agreement is finalized. Differences are due in cash at the time of City Council approval of the map.
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, streetlights, 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 annex into the existing 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.
Pursuant to Title 16 (Subdivisions) of the Visalia Municipal Code, the City’s authorization to record the final map is a ministerial action. Specifically, Section 16.24.080 limits the City Council’s action to the specific determination that the final map conforms substantially to the contents of the tentative map, Chapter 16, and the Subdivision Map Act, and provides in pertinent part that “if the Council determines that the map is in conformity with the requirements of this Chapter, the Council shall approve the map (emphasis added).” Disapproval based upon any other reasons would be outside the authority of the Council for this particular action. The Council may reject any and all offers of dedication in the final map pursuant to Section 16.24.080, and require that the City Engineer so indicate on the map; however, staff’s recommendation is that the City Council authorize recordation of the final map and accept all offers of dedication as previously described in this report.
Fiscal impact including annual maintenance and operating costs:
The 51 residential lots within Belissa Phase 3 will contribute to Landscape and Lighting Assessment District No. 25-09 “Belissa” for maintenance of common improvements associated with the subdivision. The annual assessment is $753.67 per lot.
Prior Council Action:
On June 10, 1987, the City Council authorized the use of landscape maintenance assessment districts pursuant to the Landscape and Lighting Act of 1972 for maintenance of common area improvements that provide a special benefit to subdivisions.
On December 2, 2025, the City Council authorized recordation of the final map for Belissa Phase 1 and formation of Landscape and Lighting Assessment District No. 25-09 “Belissa.” The approved Phase 1 report identifies the formation of the district and an annual assessment of $753.67 per lot.
On April 20, 2026, the City Council authorized recordation of the Amended Belissa Phase 1 final map.
On July 20, 2026, the City Council authorized recordation of the final map for Belissa Phase 2 and annexation of Phase 2 into Landscape and Lighting Assessment District No. 25-09 “Belissa.”
Alternatives:
No alternatives are provided.
Recommended Motion (and alternative motions if expected):
recommendation
I move to authorize the recordation of the final map for Belissa Phase 3; the adoption of Resolution No. 2026-66 initiating proceedings for the annexation into Landscape and Lighting Assessment District No. 25-09 “Belissa”; and adopt Resolution No. 2026-67 ordering the improvements and levying the annual assessments for Landscape and Lighting Assessment District No. 25-09 “Belissa.”
Environmental Assessment Status:
Completed - Mitigated Negative Declaration No. 2022-39
California Environmental Quality Act (CEQA) Review:
Mitigated Negative Declaration No. 2022-39
The original entitlement documents identify Initial Study/Mitigated Negative Declaration No. 2022-39 for the Belissa project
Deadline for Action: 10/05/2026
Attachments:
1. Final Map
2. Aerial Map
3. Location Map
4. Development Disclosure
5. 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. Select all that apply.
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