Agenda Item Wording:
title
Request authorization to record the final map for Highland Park, Unit Nos. 3 & 4 subdivision located at the northwest corner of West Riggin Avenue and North Giddings Street, authorize the City Manager to execute the subdivision agreement, and authorize the formation of Landscape and Lighting Assessment District No. 22-05 and order the improvements and levying the annual assessments for Landscape and Lighting Assessment District No. 22-05 “Highland Park Unit Nos. 3 & 4.” (Resolution Nos. 2023-32 and 2023-33 required)
body
Deadline for Action: 8/21/2023
Submitting Department: Community Development
Contact Name and Phone Number:
Sarah MacLennan, Assistant Engineer, sarah.maclennan@visalia.city <mailto:sarah.maclennan@visalia.city>, (559)713-4622 Lupe Garcia, Civil Engineer, lupe.garcia@visalia.city <mailto:lupe.garcia@visalia.city>, (559)713-4197 Paul Bernal, Community Development Director, paul.bernal@visalia.city <mailto:paul.bernal@visalia.city>, (559)713-4025
Department Recommendation:
Staff recommends that City Council authorize the recordation of the final map for Highland Park, Unit Nos. 3 & 4 subdivision located at the northwest corner of West Riggin Avenue and North Giddings Street and, authorize the City Manager to execute the associated Subdivision Agreement.
In addition, staff also recommends that the City Council authorize the formation of Landscape and Lighting Assessment District No. 22-05 and order the improvements and levy the annual assessments for Landscape and Lighting Assessment District No. 22-05 “Highland Park Unit Nos. 3 & 4” (Resolution Nos. 2023-32 and 2023-33).
Summary:
The final map for Highland Park, Unit Nos. 3 & 4 subdivision will be subdividing a 11.72-acre site into a 98-lot single-family subdivision with two outlots; Lot A and Lot B. Lot A is a pocket park located within the subdivision and Lot B is the landscape lot along Riggin Avenue and Giddings Street frontages both to be maintained by the Landscape and Lighting District. The proposed single-family subdivision will take access from a local street connection to West Sedona Avenue and serviced by the interior local public streets with full improvements including curb, gutter, sidewalks, streetlights, sewer and storm mains, and other public infrastructure, utilities, and services (i.e., electricity, gas, and water).
The final map is ready for recording. All bonds, cash payments, subdivision agreement, and final map have been submitted by the developer, Woodside Homes, as follows: 1) An executed subdivision agreement; 2) Faithful performance bond in the amount of $2,895,231.58, and a labor and materials bond in the amount of $1,447,615.79; 3) cash payment of $643,335.87 distributed to various accounts to cover City fees; and 4) Final map.
The Landscape and Lighting Assessment District No. 22-05 has also been reviewed and approved to form by the Landscape and Lighting District Committee. All new landscaping installed within the outlots, 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 City 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:
98 lots will contribute to Landscape and Lighting Assessment District No. 22-05 created for the maintenance of common features related to this subdivision (e.g., Highland Park, Unit Nos. 3 & 4). 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 $823.58.
Prior Council Action: None
Other:
• On February 27, 2006, the tentative subdivision map for Highland Park at Shannon Ranch subdivision (TSM No. 5509) and associated Conditional Use Permit (CUP) No. 2006-03 were approved by the Planning Commission.
• On August 26, 2013, CUP No. 2012-27 was approved by the Planning Commission to amend previously approved CUP No. 2006-03, revising development standards and dwelling types of the previously approved PUD in the R-M-2 zone.
• On May 26, 2020, Finding of Consistency No. 2020-001 was approved by the Planning Commission allowing minor modifications to the public street design and phasing of the tentative map.
Alternatives: None recommended
Recommended Motion (and Alternative Motions if expected):
recommendation
I move to authorize the recordation of the final map for Highland Park Unit Nos. 3 & 4 subdivision and authorize the City Manager to execute the associated subdivision agreement.
I move to authorize the formation of Landscape and Lighting Assessment District No. 22-05 and order the improvements and levying the annual assessments for Landscape and Lighting Assessment District No. 22-05 “Highland Park Unit Nos. 3 & 4.” (Resolution Nos. 23-32 and 23-33)
end
Environmental Assessment Status:
Negative Declaration No. 2006-08, adopted February 27, 2006
CEQA Review:
Negative Declaration No. 2006-08, adopted February 27, 2006
Attachments:
1. Resolution Initiating Proceedings for Assessment District No. 22-05
2. Resolution Ordering the Improvements for Assessment District No. 22-05
3. Aerial Map
4. Location Map
5. Final Map
6. Development Disclosure