Agenda Item Wording:
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Record Final Subdivision Map - Request authorization to record the final map for Shepherds Ranch II Phase 1, located on the east side of Clancy Street, approximately ¼ mile south of West Goshen Avenue (72 lots).
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Prepared by:
Luqman Ragabi, Assistant Engineer, Luqman.ragabi@visalia.city, (599) 713-4362
Adrian Rubalcaba, Senior Project Manager, adrian.rubalcaba@visalia.city (559)713-4507
Jason Huckleberry, Engineering & Building Director, jason.huckleberry@visalia.city, (559) 713-4495.
Department Recommendation: Staff recommends that City Council authorize the recordation of the final map for Shepherds Ranch II Phase 1, located on the east side of Clancy Street, approximately ¼ mile south of West Goshen Avenue.
Summary:
The Shepherds Ranch II Subdivision will subdivide 40.44 acres into 200 lots for single-family residential subdivision and additional lots for landscaping, park, and trail purposes. The 40.44 acre site consists of one currently undeveloped parcel and is planned to be developed in three phases. The final map Shepherds Ranch II Phase 1 will subdivide approximately 17 acres into 72 lots and three lettered out lots designated for Landscape and Lighting District (LLD) purposes. The remaining 24-acres will be completed as part of Phase 2 and Phase 3 of the Subdivision.
The proposed subdivision will provide internal, 60-foot-wide public local streets containing full improvements (curb, gutter, parkway landscaping, sidewalks and street lights) and underground infrastructure (sewer lines, storm drainage, gas electricity and water). Primary access to the subdivision will be from Shirk Street, which is identified as an arterial. Secondary access will be provided from Clancy Street.
This final map for Shepherds Ranch II Phase 1 is ready for recording. All bonds, cash payments, subdivision agreement, and final map have been submitted by the developer, DR HORTON., and are in the possession of the City as follows: 1) An executed subdivision agreement; 2) Faithful Performance Bond in the amount of $7,745,180.10 and Labor and Materials Bond in the amount of $3,872,590.05; 3) cash payment of $626,071.70 distributed to various accounts to cover City fees; and 4) final map
Landscape and Lighting Assessment District No. 23-01 was originally established for Shepherds Ranch I and approved by Council on June 10, 2024. On June 16, 2025, the district was amended to annex all phases of the Shepherds Ranch II subdivision, as documented in Resolution 2025-42 and the executed Engineer’s Report (attached). The annexation of Shepherds Ranch II into District 23-01 increases the total number of assessable lots to 241; however, 10 of these lots are currently designated for a temporary storm drainage basin. These 10 lots will be owned and maintained by a Homeowners Association (HOA) and will not be included in the District assessment at this time.
If the HOA fails to maintain the temporary basin, the City may assume maintenance responsibilities, which would result in an increase to the annual per-lot assessment for properties within the District to cover the additional cost.
No action is necessary at this time for the landscape assessment district for Shepherd’s Ranch 2. All new landscaping installed with 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 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 the 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 the 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 Landscape and Lighting Assessment District No. 23-01 was established for Shepherds Ranch 1 and approved by Council on June 10, 2024. The assessment district was amended on June 16, 2025 to include the Shepherd’s Ranch 2 development, see attached Resolution 2025-42 adding the Shepherd’s Ranch 2 development into LLAD 23-01.
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, street lights, 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.
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: 72 lots will start contributing to the landscape and lighting assessment district (L&LD 23-01) created for maintenance of common features related to this subdivision. The annual lot assessment will be $1,378.57 per lot reflecting that the temporary basin will be owned and maintained by the HOA. Should the HOA fail to maintain the basin, the City may assume maintenance responsibility through the District, resulting in an increased assessment of $1,479.53 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.
Other: On June 26, 2023 The Tentative subdivision map for Shepherds Ranch II (Tentative Subdivision Map No. 5589) was approved by the Planning Commission.
On June 10, 2024, City Council approved recording of Shepherds Ranch 1 and L&LD 23-01
On June, 2025 Landscape and Lighting Committee reviewed and approved the amendment of L&LD 23-01.
On June 16, 2025, City Council approved the amendment of L&LD 23-01 to include the Shepherd’s Ranch 2 development.
Alternatives: None
Recommended Motion (and Alternative Motions if expected):
recommendation
I move to authorize the recordation of the final map for Shepherd Ranch II Phase 1.
Environmental Assessment Status: Complete
CEQA Review: Mitigated Negative Declaration No. 2023-32.
Deadline for Action: 8/18/2025
Attachments:
1. Final Map
2. Aerial Map
3. Resolution 2025-42
4. Executed Engineer’s Report
5. Development Disclosure