Agenda Item Wording:
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Record Final Subdivision Map - Request authorization to record the final map for Pearl Woods Phase 2 subdivision, located at the southwest corner of McAuliff Street and Cherry Avenue (89 Lots); and, request authorization to initiate proceedings for annexation to Landscape and Lighting Assessment District No. 25-06 “Pearl Woods”, and ordering the improvements and the annexation to Assessment District No. 25-06 “Pearl Woods”. (Resolution Nos. 2026-25 and 2026-26 required).
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Agenda Date: 05/18/2026
Prepared by:
Sarah MacLennan, Assistant Engineer, sarah.maclennan@visalia.city, (559) 713-4271 Jason Huckleberry, Engineering & Building Department Director, Jason.huckleberry@visalia.city , (559) 713-4495
Department Recommendation:
Staff recommends that City Council authorize the recordation of the final map for Pearl Woods Phase 2 subdivision, located at the southwest corner of South McAuliff Street and East Cherry Avenue (89 Lots). Staff also recommends the adoption of Resolution No. 2026-25 initiating proceedings for the annexation to Landscape and Lighting Assessment District No. 25-06 “Pearl Woods” and adopt Resolution No. 2026-26 ordering the improvements and the annexation to Assessment District No. 25-06 “Pearl Woods”.
Summary:
The final map for Pearl Woods Phase 2 subdivision will subdivide a 24.97-acre parcel into 89 single-family residential lots. The proposed single-family subdivision will be accessible from McAuliff Street and Cherry 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).
The final map is ready for recording. All bonds, cash payments, subdivision agreement, and final map have been submitted by the developer, PVW Capital LP, as follows: 1) An executed subdivision agreement; 2) a faithful performance bond in the amount of $5,101,994.25; 3) a labor and materials bond in the amount of $2,550,997.13; 4) a faithful performance bond for retention and preservation of Valley Oak trees in the amount of $10,000.00 per tree and 5) 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. 25-06 has been reviewed and approved as to form by the Landscape and Lighting District Committee. All new landscaping installed within the 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 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 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 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.
Fiscal Impact including annual maintenance and operating costs:
89 lots (Phase 2) of the 273-lot total (Phase 1, 2, & 3) will contribute to Landscape and Lighting Assessment District No. 25-06 created for maintenance of common features related to this subdivision (e.g., Pearl Woods). These common features include, but are not limited to, pavement on local street, block walls, streetlights, street trees and landscaping and irrigation within and along the outlots. The annual lot assessment will be $726.17 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 July 21, 2025 Council authorized the Formation of Landscape and Lighting Assessment District No. 25-06 “Pearl Woods”.
Other:
On June 12, 2023 Planning Commission approved Annexation No. 2022-05, Pearl Woods Tentative Subdivision Map No. 5591, and Tentative Parcel Map No. 2023-07.
Alternatives: None
Recommended Motion (and Alternative Motions if expected):
recommendation
I move to authorize the recordation of the final map for Pearl Woods Phase 2 subdivision; the adoption of Resolution No. 2026-25 initiating proceedings for the annexation of Assessment District No. 25-06 “Pearl Woods”; and the adoption of Resolution No. 2025-26 ordering the improvements and levying the annual assessments for Assessment District No. 25-06 “Pearl Woods”.
Environmental Assessment Status:
Mitigated negative declaration (MND) No. 2023-30 was prepared consistent with the California Environmental Quality Act and City of Visalia environmental guidelines.
CEQA Review:
The tentative map is considered Categorically Exempt under Section 15315 of the guidelines for the implementation of the California Environmental Quality Act (CEQA) (Category exemption No. 2023-33)
Deadline for Action: 05/18/2026
Attachments:
1. Final Map
2. Aerial Map
3. Development Disclosure
4. Resolution Documents including Resolution Initiating Proceedings for Annexation 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
Strategic Goal: Indicates which City Strategic Goal(s) this item supports. Check all that apply.
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