Agenda Item Wording:
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Record Final Map - Request authorization to record the final map for River Run Ranch Phases 6 & 7 subdivision, located on the north side of East St. Johns Parkway between McAuliff Street and River Run Street (92 lots); and, authorize the formation of Landscape and Lighting Assessment District No 25-03 “River Run Ranch 6-10” and ordering and levying the annual assessments; and, further authorize the intention and formation of Open Space District No 25-01 “ River Run Ranch 6-10” (Resolution Nos. 2025-18 and 2025-19, and 2025-20 and 2025-21 required).
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Deadline for Action: 4/7/2025
Submitting Department: Community Development
Contact Name and Phone Number: Click or tap here to enter text.
Luqman Ragabi, Associate Engineer, luqman.ragabi@visalia.city <mailto:luqman.ragabi@visalia.city>, (559)713-4362
Adrian Rubalcaba, Sr. Project Manager, adrian.rubalcaba@visalia.city <mailto:adrian.rubalcaba@visalia.city>, (559)713-4507
Jason Huckleberry, Engineering & Building Department Director, jason.huckleberry@visalia.city <mailto:jason.huckleberry@visalia.city>, (559)713-4495
Department Recommendation:
Staff recommends that City Council authorize the recordation of the final map for River Run Ranch Phases 6 & 7 located on the north side of East St. Johns Parkway, between North McAuliff Street and North River Run Street. Staff also recommends the adoption of Resolution No. 2025-20 initiating proceedings for the formation of Landscape and Lighting Assessment District No. 25-03 “River Run Ranch 6-10” and adopt Resolution No. 2025-21 ordering the improvements and levying the annual assessments for Assessment District No. 25-03 “River Run Ranch 6-10”; and, adopt Resolution Nos. 2025-18 and 2025-19 starting the formation of Open Space District No25-01, “River Run Ranch 6-10”.
Background Discussion:
The River Run Ranch Subdivision will subdivide 36.5 acres into 160 residential lots, along with 4 lettered out-lots designated for landscaping and lighting district purposes. This map represents the first 2 of 5 total phases for the tentative subdivision map (TSM 5592) for River Run Ranch. Phases 6 & 7 will include internal 60-foot wide public local streets, complete with full improvements such as curbs, gutters, parkway landscaping, sidewalks, and streetlights, as well as all required underground infrastructure.
Primary access to the subdivision will be via St. Johns Parkway, a collector road. Additionally, frontage improvements along St. Johns Parkway will be made as part of the development. The Tower Road alignment has been established by the applicant in coordination with City Engineering staff. The future 110-foot wide roadway improvements will be deferred to a later date. The dedication of the future Tower Road street alignment will be included with the maps for future phases.
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 $2,814,329.20 and Labor and Materials Bond in the amount of $1,407,164.60; 3) cash payment of $438,206.35 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).
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, 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.
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.
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. 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 owner(s) of all land within the boundaries of the proposed Open Space District have filed a petition with the City requesting that an Open Space District be formed and have given their consent to the formation of the proposed district (see Attachment 6 - Petition for the Formation of Open Space District).
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
Fiscal Impact:
92 lots of the 160-lot total will start contributing to the landscape and lighting district (L&LD 25-03) created for maintenance of common features related to this subdivision. The annual lot assessment will be $908.58 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.
Other: The Tentative subdivision map for River Run Ranch (Tentative Subdivision Map No. 5592) was approved by the Planning Commission on September 26th, 2022.
L&LD 25-03 was reviewed and approved as to form by the Landscape and Lighting Committee in March 2025.
Alternatives: N/A
Recommended Motion (and Alternative Motions if expected):
recommendation
I move to authorize the recording of the final map for River Run Ranch, Phase 6 &7 subdivision; and, to adopt Resolution No. 2025-20 initiating proceedings for the formation of Landscape and Lighting Assessment District No. 25-03 “River Run Ranch 6-10” and adopt Resolution No. 2025-21 ordering the improvements and levying the annual assessments for Assessment District No. 25-03 “River Run Ranch 6-10”; and, adopt Resolution Nos. 2025-18 and 2025-19 for the intention and formation of Open Space District No. 25-01, “River Run Ranch 6-10”.
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Environmental Assessment Status: Complete.
CEQA Review: An Initial Study and Negative Declaration were prepared for the Project. Initial Study and Negative Declaration No. 2022-36 disclosed that environmental impacts are determined to be not significant.
Attachments:
1. Final Map
2. Aerial Map
3. Development Disclosure
4. Resolution for Open Space District
5. 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
6. Petition for the Formation of Open Space District