Agenda Item Wording:
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Record Final Map for Sycamore Heights Subdivision - Request authorization to record the final map for Sycamore Heights subdivision, located at the northeast corner of Ferguson Avenue and Akers Street; and request authorization for the formation of Landscape and Lighting Assessment District No. 24-03 and order the improvements and levying the annual assessments. Resolution Nos. 24-57 and 24-58 required.
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Deadline for Action: 10/7/2024
Submitting Department: Community Development
Contact Name and Phone Number:
Sarah MacLennan, Assistant Engineer, sarah.maclennan@visalia.city, (559)713-4622 Chris Crawford, City Engineer, chris.crawford@visalia.city, (559) 713-4331 Jason Huckleberry, Eng & Bldg Director, Jason.huckleberry@visalia.city, (559)713-4495
Department Recommendation:
Staff recommends that City Council authorize the recordation of the final map for Sycamore Heights subdivision, located at the northeast corner of Ferguson Avenue and Akers Street; and, authorize the City Manager to execute the Subdivision Improvement Agreement
Also, recommend that City Council authorize the formation of Landscape and Lighting Assessment District No. 24-03 and order the improvements and levying the annual assessments for Landscape and Lighting Assessment District No. 24-03 “Sycamore Heights” (Resolution Nos. 24-57 and 24-58).
Summary:
The final map for Sycamore Heights subdivision will be subdividing a 24.75-acre site into a 91-lot single family subdivision with four (4) outlots; Lot A, B, C, and D. The outlots are the landscape lots along Ferguson Avenue and Akers Street frontage to be dedicated to the Landscape and Lighting District. Besides public streets, the subdivision will also extend sewer lines, storm drainage, and other public infrastructure, utilities, and services (i.e., electricity, gas, and water) to serve the residential subdivision.
The final map is ready for recording. All bonds, cash payments, subdivision improvement agreement, and final map have been submitted by the developer, San Joaquin Valley Homes, as follows: 1) An executed subdivision agreement; 2) Faithful Performance Bond in the amount of $3,348,319.90, and a Labor and Materials Bond in the amount of $1,674,159.95; 3) cash payment of $641,296.15distributed to various accounts to cover City fees; and 4) Final map. All required items have been submitted and approved by the City prior to the final map being executed and recorded.
The Landscape and Lighting Assessment District No. 24-03 has also been reviewed and approved to form by the Landscape and Lighting District Committee. All new landscaping installed within the Out Lots, pocket park, and parkways for this development will strictly adhere to the State Model Water Efficient Landscape Ordinance (MWELO). MWELO required that landscaping and irrigation plans be certified by a qualified entity (i.e., a Landscape Architect) as meeting the State and City’s water conservation requirements. In addition, MWELO increases water efficiency standards for new landscapes through use of more efficient irrigation systems, inclusion of drought tolerant plan and tree species, and by limiting the portion of landscape that can be covered in turf.
Background Discussion:
The Faithful Performance Bond covers the cost of constructing the public improvements noted in the subdivision agreement and the Labor and Materials 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 Materials Bond is valued at 50% of the Faithful Performance Bond. A Maintenance Bond valued at 10% of the cost of 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.
Pursuant to Title 16 (Subdivisions) of the Visalia Municipal Code, the City’s authorization to record the final map is a ministerial action. Section 16.24.080 of the Subdivision Ordinance limits the City Council’s action to the specific determination that the final map substantially conforms to the contents of the tentative map, and the California Subdivision Map Act states that “if the Council determines that the map is in conformity with the requirements of this Chapter, the Council shall approve the map.” Disapproval based upon any other reasons would be outside the authority of the Council for this particular action. The Council may reject all offers of dedication on the final map pursuant to Section 16.24.080 of the Subdivision Ordinance and require that the City Engineer so indicate on the final 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:
91 lots will contribute to Landscape and Lighting Assessment District No. 24-03 created for the maintenance of common features related to this subdivision (e.g., Sycamore Heights). These common features include, but are not limited to, pavement on local streets, block walls, streetlights, and landscaping and irrigation within and along the outlots and pocket park. The annual assessment for each lot is $827.05.
Prior Council Action: None
Other:
• On April 27, 2021, the tentative subdivision map for Sycamore Heights subdivision (TSM No. 5577) was approved by the Planning Commission.
Alternatives: None recommended
Recommended Motion (and Alternative Motions if expected):
recommendation
I move to authorize the recordation of the final map for Sycamore Heights subdivision , located at the northeast corner of Ferguson Avenue and Akers Street; and authorize the City Manager to execute the associated subdivision improvement agreement. Move to authorize the formation of Landscape and Lighting Assessment District No. 24-03 and order the improvements and levying the annual assessments for Landscape and Lighting Assessment District No. 24-03 “Sycamore Heights.” (Resolution Nos. 24-57 and 24-58).
Environmental Assessment Status: Negative Declaration No. 2021-02
CEQA Review: Negative Declaration No. 2021-02
Attachments:
1. Resolution Initiating Proceedings for Assessment District No. 24-03
2. Resolution Ordering the Improvements for Assessment District No. 24-03
3. Aerial Map
4. Final Map
5. Development Disclosure