Agenda Item Wording:
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Record final map - Request authorization to record the final map for Willow Springs Unit 3 subdivision located at the southeast corner of Santa Fe Street and Walnut Avenue; and the annexation into Landscape and Lighting Assessment District No. 18-05, Willow Springs (Resolution Nos. 2026-23 and 2026-24 required). APN: 123-080-034.
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Agenda Date: 09/08/2026
Prepared by:
Jesus Carreno, Assistant Engineer, jesus.carreno@visalia.gov, (559) 713-4268
Jason Huckleberry, Engineering & Building Department Director, Jason.huckleberry@visalia.gov, (559) 713-4495
Department Recommendation: Staff recommends that City Council authorize the recordation of the final map for Willow Springs Unit 3 subdivision, located at the southeast corner of Santa Fe Street and Walnut Avenue (53 lots). Staff also recommends the City Council adopt Resolution No. 2026-23 initiating proceedings for the annexation into Assessment District No.18-05 “Willow Springs”; and adopt Resolution No. 2026-24 ordering the improvements and levying the annual assessments for Assessment District No.18-05, “Willow Springs”.
Summary:
The final map for the Willow Springs Unit 3 development will be subdividing 9.9 acres into 53 lots for residential development. Dedications to the City include right-of-way for public streets, landscape lots, block wall easements, and public utility easements. This map brings the current number of units for the tentative map to 166 lots out of a total of 166 units.
The remainder portion of the tentative map that is adjacent to Santa Fe Street is zoned quasi-public. This area was originally proposed to be a storm water pond when the tentative map was first approved. Since the location of the pond changed, the project area is being requested to be converted into residential medium density in accordance with site plan review item SPR26-004-1. That request is a separate action and not being considered during this map action.
The proposed final map is consistent with Tentative Map 5483 approved by the Planning Commission on November 14, 2005 via resolution number 2005-146. This map is ready for recording; all bonds, cash payments, subdivision agreement, and final map will be submitted by the developer, Olive Farms Associated, LLC and are in the possession of the City as follows: 1) An executed subdivision agreement; 2) Faithful Performance Bond in the amount of $1,143,245.00 and Labor and Materials Bond in the amount of $571,622.50; 3) cash payment of $267,579.64 distributed to various accounts to cover City fees; and 4) final map.
Landscape and Lighting Assessment District No. 18-05 has also been reviewed and approved as to form by the Landscape and Lighting District Committee. All new landscaping installed with this development will strictly adhere to the State Model Water Efficient Landscape Ordinance (MWELO).
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 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 (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: An additional 53 lots will be contributing to the landscape and lighting assessment district (L&LD 18-05) created for maintenance of common features related to this subdivision. The annual lot assessment will be $504.87 per lot.
Prior Council Action:
• On June 04, 2018 Council authorized the recordation of Willow Spring Unit No. 1 final map, and the formation and assessment of Landscape and Lighting District 18-05 “Willow Springs.”
• 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.
Alternatives: N/A
Recommended Motion (and Alternative Motions if expected):
recommendation
I move to authorize the recordation of the final map for Willow Springs Unit 3 subdivision; the adoption of Resolution No. 2026-23 initiating proceedings for annexation into Assessment District No. 18-05 “Willow Springs” and adoption of Resolution No. 2026-24 ordering the improvements and levying the annual assessments for Assessment District No. 18-05 “Willow Springs”.
Environmental Assessment Status: Negative Declaration adopted November 14, 2005 - Environmental Document No. 2005-39.
CEQA Review: Negative Declaration adopted November 14, 2005 - Environmental Document No. 2005-39.
Deadline for Action: None
Attachments:
1. Location Map
2. Aerial Map
3. Final Map
4. Developer Disclosure Form
5. Resolution document including:
Initiating Proceedings for Annexation
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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