Agenda Item Wording:
title
Notice of Completion - Request authorization to file a Partial Notice of Completion for Highland Park, Unit Nos. 3 & 4 subdivision, excepting the exterior landscape outlot improvements, located at the northwest corner of Riggin Avenue and Giddings Street.
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Prepared by:
Sarah MacLennan, Assistant Engineer, sarah.maclennen@visalia.city, (559) 713-4271 Adrian Rubalcaba, Sr. Project Manager, adrian.rubalcaba@visalia.city, (559)713-4507 Jason Huckleberry, Engineering & Building Department Director, Jason.huckleberry@visalia.city , (559) 713-4495
Department Recommendation:
Staff recommends that City Council authorize the filing of a Partial Notice of Completion for Highland Park Phase 3 & 4 subdivision, excepting the exterior landscape outlot improvements.
Summary:
All the required improvements for this subdivision have been completed and are ready for acceptance by the City Engineer, excepting the exterior landscape outlot improvements along Riggin Avenue and Giddings Street. Landscape improvements will be installed after the completion of the City’s Riggin Avenue Widening Capital Improvement Project. Highland Park, Unit Nos. 3 & 4 subdivision, was developed by Woodside 06N, LP, and contains 98 single family residential lots.
The developer has submitted a maintenance bond in the amount of $289,523.16, as required by the Subdivision Map Act, to guarantee the improvements against defects for one year. Staff recommends that authorization be given to file the Partial Notice of Completion.
Background Discussion:
The City Council authorized the recording of the final map for Highland Park, Unit Nos. 3 & 4, subdivision on August 21, 2023. All bonds and cash payments, as identified in the subdivision agreement, were received by the City at that time. As required by the subdivision ordinance, a maintenance bond valued at 10% of the cost of the public improvements has been submitted prior to recording of 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.
Staff directed the developer to defer installation of the landscape outlot improvements along Riggin Avenue and Giddings Street until the completion of the Riggin Avenue Widening Capital Improvement Project adjacent to development. The City’s CIP project is nearing completion and will allow the developer to begin the completion of the landscape improvements along their frontage. The developer has completed all other improvements and seeks to have them accepted by the City through this Partial Notice of Completion. Once the remaining landscape improvements have been completed a final Notice of Completion will be brought to Council for approval. While it is not the usual City process to issue a partial notice, given that the City’s improvements are delaying the completion of the developer’s portion of the subdivision, Staff believes it is appropriate to make an exception in this particular case.
Fiscal Impact: By authorizing this Partial Notice of Completion, the City of Visalia will incorporate the identified public improvements into normal routine maintenance plans and procedures following the one-year maintenance period. This will have a nominal adverse effect on the fund that provides such maintenance. Landscaping associated with the project’s frontages along Riggin and Giddings is not being accepted and will not be maintained until the final Notice of Completion is approved in the future.
Prior Council Action:
On August 21, 2023 Council authorized the recordation of Highland Park, Unit Nos. 3 & 4 final map, and the formation and assessment of Landscape and Lighting District 22-05 “Highland Park, Unit Nos. 3 & 4”.
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: N/A
Alternatives: No alternatives are provided.
Recommended Motion (and Alternative Motions if expected):
recommendation
I move to authorize the filing of a Partial Notice of Completion for Highland Park, Unit Nos. 3 & 4 subdivision, excepting the exterior landscape outlot improvements.
Environmental Assessment Status:
Negative Declaration No. 2006-08, adopted February 27, 2006
CEQA Review:
Negative Declaration No. 2006-08, adopted February 27, 2006
Deadline for Action: 8/18/2025
Attachments:
1. Aerial Map
2. Final Map
3. Development Disclosure