Agenda Item Wording:
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Landscape and Lighting Assessment District Formation - Request authorization to initiate proceedings for the formation of Landscape and Lighting Assessment District No. 25-05 “Pratt Family Ranch 1A, 1C, 1D,” and ordering and levying the annual assessments for Landscape and Lighting Assessment District No. 25-05 “Pratt 1A, 1C, 1D” adopting Resolution Nos. 2025-50 and 2025-51.
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Prepared by: Luqman Ragabi, Associate Engineer, luqman.ragabi@visalia.city, (559) 713-4362; Adrian Rubalcaba, Sr. Project Manager, adrian.rubalcaba@visalia.city, (559)713-4507; Jason Huckleberry, Engineering & Building Dept. Director, jason.huckleberry@visalia.city, (559) 713-4495
Department Recommendation: Staff recommends that City Council adopt Resolution No. 2025-50 initiating proceedings for the formation of Landscape and Lighting Assessment District No. 25-05 “Pratt Family Ranch1A, 1C, 1D” and adopt Resolution No. 2025-51 ordering the improvements and levying the annual assessments for Assessment District No. 25-05 “Pratt Family Ranch 1A, 1C, 1D.”
Summary:
The Pratt Family Ranch subdivision project includes Phases 1A, 1C, and 1D totaling 184 residential lots and several lettered landscape lots and common area features. This request involves the formation of a new Landscape and Lighting Assessment District (L&LD No. 25-05) to fund the ongoing maintenance of common area improvements including street trees, streetlights, irrigation systems, and landscaped areas installed as part of these phases.
Background Discussion:
The Pratt Family Ranch Specific Plan is a residential community consisting of 541 single-family dwelling units with both public and private gated streets on parcels totaling 95.6 acres, located within the Tier II and Tier III urban development boundaries. The specific plan includes a mix of low- and medium-density residential districts, parks, and open space areas.
Phase 1 of the project, which includes full development within the Tier II boundary, subdivided approximately 41 acres into 244 single-family dwellings. The subdivision was further phased, with Pratt Phase 1A subdividing 24.8 acres into 94 lots and 5 lettered lots for landscaping, public utilities, sidewalks, and other public purposes; Pratt Phase 1C subdivided 7.9 acres into 52 lots and 1 lettered lot; and, Pratt Phase 1D subdivided 7.4 acres into 38 lots and 3 lettered lots, similarly for landscaping, utilities, and other public purposes.
On April 7, 2025, the City Council approved the recordation of final maps for Phases 1A, 1B, 1C, and 1D, and those maps have since been recorded.
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: 184 residential lots within Pratt Family Ranch Phases 1A, 1C, and 1D will be annexed into Landscape and Lighting Assessment District No. 25-05. The proposed annual assessment per lot is $1,242.30. The total annual revenue will support ongoing maintenance, repairs, and administration of the district’s improvements.
Prior Council Action: On April 7, 2025, City Council approved the recordation of final maps for the Pratt Family Ranch Subdivision Phases 1A, 1B, 1C, and 1D.
Other: The tentative subdivision map (Tentative Subdivision Map No. 5583) and Annexation No. 2021-04 for Pratt Family Ranch was approved by the Planning Commission on August 14, 2023.
Alternatives: None recommended.
Recommended Motion (and Alternative Motions if expected):
recommendation
I move to adopt Resolution No. 2025-50 initiating proceedings for the formation of Landscape and Lighting Assessment District No. 25-05 “Pratt Family Ranch 1A, 1C, 1D” and adopt Resolution No. 2025-51 ordering the improvements and levying the annual assessments for Assessment District No. 25-05 “Pratt Family Ranch 1A, 1C, 1D”.
Environmental Assessment Status: Complete. Mitigated Negative Declaration (MND) No. 2021-49 was prepared consistent with the California Environmental Quality Act and City of Visalia Environmental Guidelines adopted December 13th, 2021.
CEQA Review: Mitigated Negative Declaration (MND) No. 2023-37 was prepared consistent with the California Environmental Quality Act and City of Visalia Environmental Guidelines adopted December 13th, 2021.
Deadline for Action: 7/21/2025
Attachments:
1. Aerial Map
2. 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