Agenda Item Wording:
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Ordinance Adoption - Public hearing and first reading of Ordinance No. 2026-04 to amend Visalia Municipal Code Title 16 (Subdivisions) to implement a streamlined process for small and simple maps.
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Agenda Date: 06/01/2026
Prepared by:
Jarred Olsen, AICP, Principal Planner, jarred.olsen@visalia.gov, (559) 713-4449
Paul Bernal, Planning and Community Preservation Director, paul.bernal@visalia.gov, (559) 713-4025
Department Recommendation: Staff recommends that the Visalia City Council hold a public hearing, receive a presentation and staff report, and introduce the first reading of Ordinance No. 2026-04 amending Visalia Municipal Code Title 16 (Subdivisions) as detailed in the attached Ordinance No. 2026-04, and summarized in the staff report below.
Summary:
Since staff last discussed this item with Council on March 2, 2026, Council directed staff to initiate the subdivision ordinance amendment and to study what streamlining 20% of the lots (from 6%) would look like in terms of a dwelling unit threshold. Staff determined that increasing the threshold from 6% to 20% would result in a doubling of the previously proposed streamlining threshold of 80 lots to 160 lots. Staff conducted outreach with the local Building Industry Association and the reception was positive. The proposed ordinance amendment also contains some housekeeping items to reflect department practice. On May 11, 2026, staff presented the ordinance changes including the 160-lot/unit threshold to the Planning Commission who voted unanimously to recommend approval of the ordinance, subject to an 80-lot/unit threshold.
Please note as provided in the proposed motion(s), the City Council can elect to retain the 80-lot/unit threshold as recommended by Planning Commission or establish the 160-lot/unit threshold as initially presented by Planning staff to the Planning Commission.
Background Discussion:
This request, to amend the Subdivision Ordinance to streamline small and simple maps, was initiated by the Council on March 2, 2026. Consistent with the City’s General Plan’s Housing Element Policy 5.8, which states, “The City shall work to remove governmental constraints to housing development” staff has identified a potential avenue to reduce governmental constraints to housing developments by streamlining the subdivision process. Qualifying maps that meet applicable City of Visalia standards would have a presumption of approval and could be approved by City staff. The public would still be notified of the proposed maps, have the opportunity to review the proposed maps, and submit comments or objections to the maps, but there would not be a public meeting to consider adoption. Written findings describing the basis for the approval would be required and those written findings would be made publicly available. Members of the public would also be able to file an appeal of the decision approving the map. Map appeals would be required to be held at a public meeting.
20% Lots Calculation:
Based on input received from the Council, staff evaluated the lot count necessary to capture approximately 20 percent of total lots processed. This analysis indicates that approximately 1,263 lots (20 percent) would need to be included. The closest practical breakpoint identified in the data would be a 160-lot threshold, which captures approximately 1,227 lots (19 percent) across those past projects. This would increase the number of maps that would have been subject to Subdivision Streamlining Ordinance (SSO) from 10 maps (based on an 80-lot threshold) to 17 maps (based on a 160-lot threshold). Despite the lot percentage being tripled, the lot count threshold would only be doubled, and would equate to around 1.7 maps per year that would qualify under an SSO. Table 1 below depicts the calculation and other related data.
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Table 1. Residential Map and Lot Statistics |
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No. Maps |
No. Lots |
% of Total Lots |
Lot Count of Largest Map |
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Total Maps |
58 |
6,315 |
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No Additional Entitlements Required (i.e., Annexations, CUP, PRD, GPA/COZ) |
22 |
2,143 |
34% |
239 |
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< 80 Lots |
10 |
344 |
6% |
73 |
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20% of Lots Processed |
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1,263 |
20% |
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Nearest 20% |
17 |
1,227 |
19% |
160 |
The additional maps that would have been subject to SSO (seven in total) are included in Exhibit “A” for reference. These subdivisions met all City standards and exuded little controversy. The “Visalia 35” subdivision did receive some scrutiny from adjacent neighbors-however their concerns revolved around having multiple lots adjacent to a neighbor’s lot and did not revolve around subdivision approval findings that would have warranted the project be denied or modified. Adopting the proposed streamlining ordinance would not have precluded these neighbors from exercising their due process rights. Staff found no issue specific to the lot count or area that would warrant a different recommendation. Based on this analysis, staff’s recommendation to Planning Commission was to support a 160-unit threshold since this amount resulted in both a closer percentage and absolute number of units, however Planning Commission elected to keep the 80-unit threshold. This is discussed in greater detail under the Planning Commission Public Hearing section of this staff report.
Potential Future Effects:
Development requiring annexation into the City would not be eligible to utilize the SSO. The proposal is geared towards reducing constraints on qualifying sites within the City. Staff reviewed the Sites Inventory list <https://www.visalia.gov/DocumentCenter/View/955/6th-Cycle-2023-to-2031-Housing-Element---Amended-Certified-by-State-2-12-2025-PDF>, which is a list of all sites or parcels within the City that are capable of accommodating residential development, found in the City’s adopted Housing Element to determine the impact the SSO could have on those sites. Table 2 below provides a breakdown of the number of sites and units that could be streamlined on those sites.
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Table 2. Sites Eligibility by Streamlining Measure |
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Sites |
Acres |
Potential Units |
% of Total Units |
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Total Sites |
186 |
609 |
7,869 |
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R-S Sites |
44 |
299 |
1,420 |
24% |
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SB 9 / Urban Lot Split |
5 |
1 |
20 |
3% |
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SB 1123 / Small Lot Developments |
17 |
23 |
115 |
9% |
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SSO-Eligible, 80 Lots |
19 |
123 |
604 |
10% |
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SSO-Eligible, 160 Lots |
1 |
35 |
96 |
1% |
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Not Eligible for Streamlining |
2 |
117 |
585 |
1% |
Of the 44 remaining R-S (single-family residential) zoned sites, which have an estimated capacity of 1,420 units, approximately 45% of those sites would be eligible for streamlining under this proposed ordinance. It should be noted that SSO eligibility presumes the qualifying site would not be seeking any type of exception or modification to City standards as part of the approval, if so, then the site would no longer be SSO eligible. Increasing the threshold from 80 lots to 160 lots would likely only result in one additional map totaling 96 lots. A map depicting where these sites can be found is provided in Exhibit “B”, in addition to sites that may be subject to the streamlining ordinance under other provisions required by State law (i.e., SB 9, SB 1123, etc.). The majority of these sites are located in the northeast quadrant of the city, generally around Goshen and Houston Avenues.
Only two sites totaling 585 units would not be eligible for streamlining. These sites are 45 and 72 acres each, accommodating 225 lots and 360 lots, respectively. The smaller of the two sites was recently approved last August with the 320-lot “Ritchie Ranch” planned residential development.
Public Outreach:
On April 16, 2026, staff met with members of the Building Industry Association of Tulare and Kings Counties to discuss the proposed streamlining ordinance. Questions asked revolved around the rationale for an 80-unit threshold. Reception was naturally overwhelmingly positive, and support to increase the 80-unit threshold was met with positive comments.
Project Analysis:
Table 3 below briefly summarizes the changes that are proposed in relation to the chapter of the Subdivision Ordinance proposed to be modified.
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Table 3. Summary of Proposed Subdivision Ordinance Changes |
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Chapter No., Title |
Changes |
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16.04, General Provisions |
• Tentative map responsibilities between Planning Commission and the City Manager (or their designee) are divided based on the proposed small and simple maps threshold. • Urban lot splits and small lot subdivision approvals are assigned to the City Planner, in addition to granting time extension for tentative maps. • A review authority table is added based on the application type for quicker understanding of roles and responsibilities. |
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16.08, Definitions |
• Definitions are added to reflect new terms used in relation to urban lot splits and small lot developments. |
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16.12, Design and Construction Standards |
• References to the decision making body/official are generalized to reduce confusion. |
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16.16, Tentative Subdivision Maps |
• This chapter title was revised to simply reference Tentative Maps, which are planning documents used to either create a Subdivision Map or Parcel Map. • The timing of when staff reports are sent out for small and simple maps was revised. • The hearing and noticing procedures for small and simple maps was revised. The departmental practice of noticing Planning Commission hearings in the newspaper was added. • Duplicative procedure discussions revolving around exceptions and variances were removed. |
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16.17, Urban Lot Splits |
• This is a new chapter designed to accommodate two-lot subdivisions proposed under SB 9 (2021). |
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16.18, Small Lot Subdivision |
• This is a new chapter designed to accommodate small lot subdivisions proposed under SB 683 and SB 1123. |
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16.20, Vesting Tentative Maps 16.24, Final Maps |
• Minor revisions are made consistent with changes above. |
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16.28, Parcel Maps |
• This chapter was revised to consolidate language with Tentative Maps, to focus primarily on the preparation and process of Parcel Maps (the Final Map of 4-lot subdivisions.) • Minor revisions are made with respect to processing (e.g. electronic copies) |
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16.32, Lot Line Adjustments |
• Minor revisions are made consistent with changes above. • Internally-conflicting language is removed. |
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16.48, Environmental Impact Mitigation |
• This section revolved around mitigating school overcrowding. Senate Bill 50, adopted in 1998, limits the City and the school district’s ability to mitigate a development’s contribution to school overcrowding to the payment of development impact fees. This section is no longer needed and is proposed to be removed. |
Planning Commission Public Hearing: The Planning Commission, at their May 11, 2026 meeting, voted unanimously to recommend approval of the proposed ordinance amendment with an 80-lot threshold rather than the staff-recommended 160-lot threshold. Several Planning Commissioners stated concerns over larger subdivision approvals without assessing the effect of a smaller threshold, hasty approvals, and a lack of checks and balances. No other individuals spoke on the item.
In response to Planning Commission’s concerns, staff would like to reiterate that projects that would be subject to this streamlining ordinance would be required to comply with the General Plan and zoning ordinance and seek no special deviation or request from City standards. Projects that comply with all requirements are typically much easier to review and make decisions on. The proposed ordinance would maintain the existing appeals process, should a member of the public or the applicant have concerns worth elevating to Planning Commission, and if necessary, to City Council. This information was provided to the Planning Commission during their discussion of the proposed ordinance amendment.
Please note should Council wish to pursue the 160-lot threshold, staff would like to inform Council that the Planning Division sees no potential issue capacity-wise to handle the 160-lot threshold.
Fiscal Impact including annual maintenance and operating costs: None at this time. If the ordinance is adopted, staff anticipates operational cost savings on a per-application basis. The streamlining measure could encourage the submittal of more applications, increasing department revenue.
Prior Council Action: On March 2, 2026, your Council voted to initiate this subdivision ordinance amendment, with direction to also look into streamlining potentially more projects.
Alternatives: The City Council may, in lieu of the recommended motion, consider any of the following alternative motions:
1. Introduce the first reading of Ordinance No. 2026-04, with modifications to the Subdivision Ordinance Amendment, as directed by City Council, or
2. Deny Ordinance No. 2026-04 in whole or in part, or
3. Return the item to the Planning Commission for further consideration.
Recommended Motion (and Alternative Motions if expected):
recommendation
I move to introduce for first reading of Ordinance No. 2026-04, amending Visalia Municipal Code Title 16 (Subdivisions) to implement a streamlined process for small and simple maps to include an 80-lot threshold,
Or,
I move to introduce for first reading of Ordinance No. 2026-04, amending Visalia Municipal Code Title 16 (Subdivisions) to implement a streamlined process for small and simple maps to include a 160-lot threshold.
Environmental Assessment Status: N/A
CEQA Review: The requested action would be considered exempt under Section 15061(b)(3) of the State Guidelines for the California Environmental Quality Act (CEQA). The proposed subdivision ordinance would not create a ministerial process. A Notice of Exemption has been prepared for the project because Section 15061(b)(3) states that the project is exempted from CEQA if the activity is covered by a common sense exemption that CEQA applies only to projects that have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA.
Deadline for Action: N/A
Attachments:
Exhibit “A” - Ordinance No. 2026-04
Exhibit “B” - Additional maps that would have subject to SSO under a 160-lot threshold
Exhibit “C” - Map of SSO-Eligible Sites
PowerPoint presentation
Strategic Goal: Indicates which City Strategic Goal(s) this item supports. Check all that apply.
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☒ Economic Vitality |
☒  Organizational Excellence |
☒ Fiscal Strength |
☐  Infrastructure & Growth |
☒  Quality of Life |