Agenda Item Wording:
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Record Final Map - Request authorization to record the final map for Pratt Family Ranch, Phase 1C subdivision, located north of Pratt Ave on the west side of Mooney Boulevard (52 Lots).
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Deadline for Action: 4/7/2025
Submitting Department: Community Development
Contact Name and Phone Number: 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 Pratt Family Ranch, Phase 1C subdivision, located north of Pratt Ave on the west side of Mooney Boulevard (52 lots).
Background Discussion:
The Pratt Family Ranch Specific Plan is a residential community that will consist of 541 single family dwelling units with both public and private gated streets on parcels totaling 95.6 acres, located within Tier II and Tier III urban development boundaries. The specific plan includes both low and medium density residential districts with parks and open space areas. In Phase 1, which includes full development within the Tier II boundary, the developer will subdivide approximately 41 acres into 244 single family dwellings. The Pratt Family Ranch, Phase 1C will subdivide 7.9 acres into 52 lots, and 1 lettered lot for landscaping, public utilities, sidewalk, and other purposes. The proposed single-family subdivision will be accessible from Pratt Avenue and serviced by the interior local public streets with full improvements such as curb, gutter, parkway landscaping, sidewalk, streetlights, and other public utility infrastructure (i.e., sewer lines, storm drainage, gas, electricity, and water).
Exterior public streets will be improved to their ultimate right-of-way width within the boundaries of the Pratt Family Ranch, Phase 1C subdivision. Improvements along exterior streets includes construction of curb, gutter, parkway landscaping, sidewalk, block-wall, streetlighting, median improvements, and undergrounding of utility lines.
The final map is ready for recording. All bonds, cash payments, subdivision agreement, and final map have been submitted by the developer, DR Horton CA3 Inc, , as follows: 1) An executed subdivision agreement; 2) a Faithful Performance Bond in the amount of $2,743,310.00; 3) a Labor and Materials Bond in the amount of $1,371,655.00; 4) a Maintenance Bond in the amount of $274,331.00; 5) a cash payment of $324,152.90 distributed to various accounts to cover City fees; and 6) final map. All required items have been submitted and approved by the City prior to the final map being executed and recorded.
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.
A Landscape and Lighting Assessment District will be formed for the Pratt Family Ranch Specific Plan in a separate City Council meeting.
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:
The recording of this final map will have no fiscal impact. Once the Landscape and Lighting District is established for Pratt Family Ranch the lots will start to contribute to the LLD district created for maintenance of common features which include but not limited to pavement on local streets, block walls, streetlights, pocket park, and landscaping and irrigation within and along the outlots.
Prior Council Action:
10/2/2023 - Council adopted the Specific Plan for Pratt Family Ranch
9/5/2023 - Council initiated proceedings for annexation and approved General Plan Amendment No. 2021-05
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 authorize the recordation of the final map for Pratt Family Ranch, Phase 1C subdivision.
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Environmental Assessment Status: Complete. 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.
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.
Attachments:
1. Final Map
2. Aerial Map 3. Specific Plan Exhibit
4. Development Disclosure