Agenda Item Wording:
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Record amended final map - Request authorization to record an amended final map for Belissa Phase 1 subdivision, located at the northwest corner of North Demaree Street and West Pratt Avenue (147 lots); to revise lot configurations and modify subdivision boundary, pursuant to Section 16.24.110 of the Visalia Municipal Code.
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Agenda Date: 04/20/2026
Prepared by:
Edelma Gonzalez, Associate Engineer, edelma.gonzalez@visalia.gov, (559) 713-4364; Jason Huckleberry, Engineering & Building Department Director, jason.huckleberry@visalia.gov, (559) 713-4495
Department Recommendation: Staff recommends that the City Council approve the amended final map for Belissa Phase 1 subdivision. The proposed revisions to lot configurations and subdivision boundary are consistent with the approved tentative map and comply with Section 16.24.110 of the Visalia Municipal Code.
Summary:
The applicant is requesting approval of an amended final map for Belissa Phase 1 subdivision. The original final map was approved by City Council on December 2, 2025, and recorded on January 21, 2026, in Book 45 of Maps at Page 65 of Tulare County Records.
The proposed amendment includes revisions to lot sizes and modifications to the subdivision boundary to address design refinements and technical mapping considerations identified after recordation.
The amendment does not alter the number of lots, overall subdivision layout, circulation pattern, or required public improvements.
Pursuant to Section 16.24.110 of the Visalia Municipal Code, amendments to a recorded final map require City Council approval. Staff has reviewed the amended map and determined that it remains in substantial conformance with the approved tentative map and applicable subdivision regulations.
Background Discussion:
The Belissa Phase 1 subdivision final map subdivided approximately 42.84 acres into 147 single-family residential lots, including associated public improvements, open space areas, and required dedications. The map was approved by City Council on December 2, 2025, and subsequently recorded on January 21, 2026.
Following recordation, the developer identified the need to revise certain lot configurations and update the subdivision boundary to better align with design constraints and technical mapping requirements.
These changes do not affect the subdivision’s street layout, infrastructure design, public improvements, or previously approved conditions of approval.
Pursuant to Title 16 (Subdivisions) of the Visalia Municipal Code, the City’s authorization to record the final parcel map is a ministerial action. Specifically, Section 16.24.080 limits the City Council’s action to the specific determination that the final parcel 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.” 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 parcel 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 parcel map and accept all offers of dedication as previously described in this report.
Fiscal Impact including annual maintenance and operating costs: There is no additional fiscal impact associated with this amendment. All previously approved fees, bonds, and improvement obligations remain unchanged. The subdivision will continue to participate in Landscape and Lighting Assessment District No. 25-09 for maintenance of public improvements.
Prior Council Action:
December 2, 2025 - City Council approved the final map for Belissa Phase 1 subdivision and authorized recordation.
December 2, 2025 - City Council adopted Resolution No. 2025-77 initiating proceedings for the formation of Landscape and Lighting Assessment District No. 25-09 (“Belissa”) and Resolution No. 2025-78 ordering the improvements and levying the annual assessments for the district.
Alternatives: No alternatives are provided.
Recommended Motion (and Alternative Motions if expected):
recommendation
I move to authorize the recordation of the amended final map for Belissa Phase 1 subdivision.
Environmental Assessment Status: Mitigated Negative Declaration No. 2022-39.
CEQA Review: Mitigated Negative Declaration No. 2022-39.
Deadline for Action: 04/20/2026
Attachments: 1. Amended Final Map 2. Location Map 3. Aerial Map 4. Recorded Final Map 5. Prior approved City Council Staff Report 6. Development Disclosure
Strategic Goal: Indicates which City Strategic Goal(s) this item supports. Check all that apply.
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