Agenda Item Wording:
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Record final map - Request authorization to record the final map for Elliott Subdivision Phase 2A, located at the southeast corner of Tulare Avenue and Shirk Road; approve an amendment to Landscape and Lighting District No. 25-07, “Elliott Subdivision,” to revise the district boundaries and maintenance responsibilities; and annex Elliott Subdivision Phase 2A into the district (Resolution Nos. 2026-56, 2026-57, and 2026-59 required).
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Agenda Date: 09/08/2026
Prepared by:
Luqman Ragabi, Associate Engineer, Luqman.ragabi@visalia.gov, (559) 713-4362.
Jason Huckleberry, Engineering & Building Department Director, Jason.huckleberry@visalia.gov , (559) 713-4495
Department Recommendation: Staff recommends the City Council authorize the recordation of the final map for Elliott Subdivision Phase 2A, located at the southeast corner of Tulare Avenue and Shirk Road (67 lots). Staff also recommends that the City Council adopt Resolution No. 2026-56 amending Landscape and Lighting District No. 25-07, “Elliott Subdivision,” to revise the district boundaries and maintenance responsibilities; adopt Resolution No. 2026-57 initiating proceedings for the annexation of Elliott Subdivision Phase 2A into Landscape and Lighting District No. 25-07; and adopt Resolution No. 2026-59 ordering the improvements and levying the annual assessments for Assessment District No. 25-07, “Elliott Subdivision.”
Summary:
The final map for Elliott Subdivision Phase 2A will subdivide a 20.3-acre parcel into 67 single-family residential lots and an approximately 2.7-acre basin (Lot C). Lot C will be dedicated to the City for regional storm drainage purposes. The proposed single-family residential subdivision will be accessible from Roeben Street and Shirk Road and will be served by interior public local streets with full improvements, including curb, gutter, parkway landscaping, sidewalk, streetlights, and public utility infrastructure, including sewer, storm drainage, water, electricity, and dry utilities.
The final map is ready for recordation. All required bonds, cash payments, subdivision agreements, and final map documents have been submitted by the developer, San Joaquin Valley Homes, as follows: (1) executed subdivision agreement; (2) Faithful Performance Bond in the amount of $4,814,369.00; (3) Labor and Materials Bond in the amount of $2,407,184.50; (4) cash payment in the amount of $686,283.46 distributed among various City accounts to cover applicable fees; and (5) the final map.
Landscape and Lighting District No. 25-07 was previously reviewed and approved by the Landscape and Lighting District Committee, including provisions for future annexation of additional phases of the Elliott Subdivision into the district. As part of the Phase 2A final map recordation, the City will acquire Lot C for regional storm drainage purposes. Therefore, an amendment to Landscape and Lighting District No. 25-07 is required to revise the district boundaries and maintenance responsibilities to remove the City-owned basin area from the district.
Since the proposed amendment to Landscape and Lighting District No. 25-07 will not increase the per-lot assessment for properties within the existing district, additional approval from existing property owners is not required.
The project is also subject to the requirements of the Model Water Efficient Landscape Ordinance (MWELO). MWELO establishes water efficiency standards for new landscapes through the use of efficient irrigation systems, drought-tolerant plant and tree species, and limitations on the amount of landscape area that may be covered by turf.
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 annex assessment districts under the Landscape and Lighting Act of 1972, and now under Proposition 218, in lieu of using homeowner’s 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 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.
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.
Fiscal Impact including annual maintenance and operating costs: 67 lots will start contributing to the landscape and lighting assessment district (L&LD 25-07) created for maintenance of common features related to this subdivision. The annual lot assessment will be $841.78 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 July 21, 2025 - Council authorized recordation of the final map for Elliott Subdivision Phase 1 and the formation of the Landscape and Lighting Assessment District 25-07 “Elliott Subdivision”.
On December 02, 2025 - City Council adopted Resolution No. 2025-54 initiating the proceedings for the formation of Landscape and Lighting Assessment District No. 25-07 (“Elliott Subdivision”) and Resolution No. 2025-055 ordering the improvements and levying the annual assessments for the district.
Alternatives: None
Recommended Motion (and Alternative Motions if expected):
recommendation
I move to authorize the recordation of the final map for Elliott Subdivision Phase 2A; adopt Resolution No. 2026-56 amending Landscape and Lighting District No. 25-07, “Elliott Subdivision”; adopt Resolution No. 2026-57 initiating proceedings for the annexation of Elliott Subdivision Phase 2A into Landscape and Lighting District No. 25-07, “Elliott Subdivision”; and adopt Resolution No. 2026-59 ordering the improvements and levying the annual assessments for Assessment District No. 25-07, “Elliott Subdivision.”
Environmental Assessment Status: Completed.
CEQA Review: Mitigated Negative Declaration (MND) No. 2024-05
Deadline for Action: 09/08/2026
Attachments:
1. Final Map
2. Aerial Map
3. Development Disclosure
4. Resolution Documents including:
Resolution Initiating Proceedings for Formation
Clerk’s Certification
Resolution Ordering the Improvements,
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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