Agenda Item Wording:
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Record final map - Request authorization to record the final map for the River Run Ranch Phases 8, 9 & 10 subdivision, located on the north side of East St. Johns Parkway between North McAuliff Street and North River Run Street (68 lots); and authorize the annexation into Landscape and Lighting Assessment District No. 25-03 “River Run Ranch 6-10”; and authorize the annexation into Open Space District No. 25-01 (Resolution Nos. 2026-30, 2026-31, 2026-32 and 2026-33 required). (APN: 103-020-074).
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Agenda Date: 06/15/2026
Prepared by:
Luqman Ragabi, Associate Engineer Luqman.ragabi@visalia.gov (599) 713-4362
Jason Huckleberry, Engineering and Building Director Jason.huckleberry@visalia.gov (559) 713-4495
Department Recommendation: Staff recommends that City Council authorize the recordation of the final map for the River Run Ranch Phases 8, 9 & 10 subdivision located on the north side of East St. Johns Parkway between North McAuliff Street and North River Run Street (68 lots). Staff also recommends the adoption of Resolution No. 2026-30 initiating proceedings for the annexation to the Landscape and Lighting Assessment District No. 25-03 “River Run Ranch 6-10” and adopt Resolution No. 2026-31 ordering the improvements and levying the annual assessments for Assessment District No. 25-03 “River Run Ranch 6-10, and adopt Resolutions No. 2026-32 and No. 2026-33 for annexation into Open Space District 25-01 “River Run Ranch 6-10.”
Summary:
The final map for the 68 lot River Run Ranch Phases 8, 9 &10 subdivision will be subdividing 17 acres into 68 lots for residential development. This is the final phase of the River Run Ranch 6-10 tentative map (TSM 5592). This final map is ready for recording. All bonds, cash payments, subdivision agreement, and final map have been submitted by the developer, Century Communities, and are in the possession of the City as follows: 1) An executed subdivision agreement; 2) faithful performance bond in the amount of $305,339.18 and labor and materials bond in the amount of $152,669.59; 3) cash payment of $616,744.33 distributed to various accounts to cover City fees; and 4) final map
The Landscape and Lighting Assessment District No. 25-03 was previously reviewed and approved as to form by the Landscape and Lighting District Committee including future annexations into the district. All new landscaping installed with this development will strictly adhere to the State Model Water Efficient Landscape Ordinance (MWELO).
Background Discussion:
The River Run Ranch subdivision subdivided 36.5 acres into 160 residential lots, along with 4 lettered out-lots designated for landscape and lighting district purposes. This map represents the remaining 3 phases for tentative subdivision map (TSM 5592) for River Run Ranch. Phases 8 through 10 will include 60-foot-wide public local streets, completed with full improvements such as curbs, gutters, parkway landscaping, sidewalks, and streetlights, as well as required underground infrastructure.
Primary access to the subdivision will be via St. Johns Parkway, a collector road. Frontage improvements along St. Johns Parkway were completed with the prior phase of this subdivision. The dedication for the future Tower Road street has been established by the applicant and city staff and is included on the map as an Irrevocable Offer of Dedication. Improvements along Tower Road (Road 148 alignment - name to be determined later) are deferred for future CIP projects. The developer has provided a cash-in-lieu payment of $305,504.33 to fund the future construction of developer responsible areas on Tower Road.
This final map is ready for recording. All bonds, cash payments, subdivision agreement, and final map have submitted by the developer, Century Communities, and are in the possession of the City as follows: 1) An executed subdivision improvement agreement; 2) faithful performance bond in the amount of $305,339.18; 3) Labor and Material bond in the amount of $152,669.59; 4) cash payment of $616,744.33 distributed to various accounts to cover City Fees and cash-in-lieu obligations associated with the development; 5)Final Map.
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.
Open Space District
In 1988, City Council adopted an update to the original 1979 Northeast Area Specific Plan (NASP). The specific plan lays the groundwork for required public improvements specific to the Northeast area and the maintenance thereof. The improvements consist of sidewalks/bike paths, center medians, frontage landscaping, and decorative block walls. Policies 5 & 6 and Goal 5 of the NASP speak to the issue of formation of maintenance districts and collection of fees for all development in the Northeast Plan area.
Open Space Districts are formed to incorporate the specific improvements into the NASP, and for the collection of fees for maintenance of the overall improvements. Unlike Landscape and Lighting Districts (L&LD), the improvements incorporated into the NASP are a benefit to the area as a whole and not just the individual subdivision development sites. A subdivision development project may also be subject to both Landscape and Lighting and Open Space Districts within the NASP, as is the case for River Run Ranch 6-10.
The NASP improvements that are maintained through the Open Space Districts include bike paths, frontage landscaping, decorative block walls, and any center medians installed with the subdivision. In contrast, the L&LD will maintain improvements that are of benefit only to the subdivision itself. This includes new local street maintenance, streetlighting, landscape lots, and street trees within the development.
River Run Ranch is located within the Northeast District area and is conditioned to contribute to the maintenance of Northeast area improvements. This will be accomplished through the formation of an Open Space District 25-01. Since the improvements are meant to be for the enjoyment and enhancement of the NASP, every lot formed is levied the same amount of $44.28; collected with the assessment of property taxes by the County of Tulare. The Additional 68 lots created with this phase, will be annexed into Open Space District No. 25-01.
The owner(s) of all land within the boundaries of the proposed open space district have filed a petition with the City requesting that the additional units be annexed into Open Space District No. 25-01 and have given their consent to be annexed into the existing district.
Fiscal Impact including annual maintenance and operating costs: The remaining 68 lots will start contributing to the landscape and lighting assessment district (L&LD 25-03) created for maintenance of common features related to this subdivision. The annual lot assessment will be $882.28 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 March 17, 2025, Council authorized recordation of the final map for River Run Ranch 6 & 7.
Alternatives: None recommended.
Recommended Motion (and Alternative Motions if expected):
recommendation
I move to authorize the recordation of the final map for the River Run Phases 8, 9 &10 subdivision; the adoption of Resolution No. 2026-30 initiating proceedings for the annexation to Assessment District No. 25-03 “River Run Ranch 6-10”; and the adoption of Resolution No. 2026-31 ordering the improvements and levying the annual assessments for Assessment District No. 25-03 “River Run Ranch 6-10.” Also move to approve the intention and annexation of Open Space District No. 25-01, “River Run Ranch 6-10”; Resolution No. 2026-32 and Resolution No. 2026-33 required.
Environmental Assessment Status: Complete
CEQA Review: An Initial Study and Negative Declaration 2022-36 were prepared for the project.
Deadline for Action: 06/15/2026
Attachments:
1. Final Map
2. Aerial Map
3. Development Disclosure
4. Resolution Documents including:
-Resolution Initiating Proceedings for Annexation
-Resolution Ordering the Improvements
-Clerk’s Certification
Exhibit A - Assessment Diagram
Exhibit B - Landscape Location Diagram
Exhibit C - Tax roll Assessment
Exhibit D - Engineer’s Report
-Resolution for the Open Space District
Strategic Goal: Indicates which City Strategic Goal(s) this item supports. Check all that apply.
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