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HomeMy WebLinkAboutItem 5h - Final Acceptance of Public Improvements for Tract 2428 Phase 3 - 3000 Calle Malva Item 5h Department: Community Development Cost Center: 4003 For Agenda of: 6/3/2025 Placement: Consent Estimated Time: N/A FROM: Timmi Tway, Community Development Director Prepared By: Gabriel Munoz-Morris, Supervising Civil Engineer SUBJECT: FINAL ACCEPTANCE OF PUBLIC IMPROVEMENTS FOR TRACT 2428 PHASE 3 – A RESIDENTIAL SUBDIVISION AT 3000 CALLE MALVA RECOMMENDATION Adopt a Draft Resolution entitled, “A Resolution of the City Council of the City of San Luis Obispo, California, Accepting the Public Improvements, Certifying Completion of the Private Improvements, and Authorizing Release of the Securities for Tract 2428 -Phase 3 (3000 Calle Malva)” accepting the public improvements, certifying the private improvements, and authorizing the release of securities for Tract 2 428-Phase 3. (Attachment A) POLICY CONTEXT The City Council accepts public improvements and certifies completion of private improvements in accordance with the Subdivision Map Act and the City’s Subdivision Regulations. DISCUSSION Background Tract 2428, located at 3000 Calle Malva as shown on the attached Vicinity Map (Attachment B, Vicinity Map), includes a total of 172 lots and is generally known as Toscano consisting of 161 single family lots, five lots for up to 26 units of affordable housing, five lots for riparian open space, and one 71-acre hillside lot for permanent open space. This tract abuts South Hills Open Space directly to the north and is located north of the neighborhood that is generally known as Serra Meadows. Tract 2428 is divided into three phases. Originally, Phase 3 included 80 lots. At the time that Phase 2 construction was ongoing, the Developer and City staff agreed to delay the construction of one open space lot (Lot 85) to coincide with construction of Phase 3 due to pedestrian safety concerns during construction of Phase 3. Ultimately, construction of Phase 3 included 81 lots: Page 139 of 243 Item 5h 1. 78 single-family lots 2. Completion of Phase 3 improvements on two riparian open space lots (Lots 82 and 83) 3. Construction of improvements on one riparian open space lot (Lot 85) The improvements for Phase 1 were accepted by City Council on March 3, 2020, by Resolution No. 11089 (2020 Series). The improvements for Phase 2 were accepted by City Council on January 18, 2022, by Resolution No. 11302 (2022 Series). Phase 3 is the final phase of the development. Acceptance of Phase 3 Improvements Work for Phase 3 was deemed complete by City inspection staff on February 22, 2024. In general, the improvements consist of street construction, street widening, medians, curb, gutter, sidewalks, streetlights, water main and sewer main extensions, fire hydrants, reclaimed water main, storm drain improvements, and landscaping. Completion of the improvements began the process of finishing all record drawing preparation and submittal by the developer to the City so that the improvements could be formally accepted. A map depicting the phasing plan and Phase 3 improvements is included as Attachment C (note that Lot 85, as shown on Attachment C was deferred to be constructed in Phase 3 for pedestrian safety concerns during construction of Phase 3). Staff prepared a Resolution for Council acceptance of the improvements for Phase 3 on October 15, 2024. At that meeting, due to concerns from residents of the neighborhood regarding the status of certain improvements, the Council continued the item and asked staff to return with an update and response to each concern expressed by the constituents that were present. Concerns from Constituents Regarding Acceptance Per Council direction, staff has worked with concerned residents and HOA board members to compile a list of all concerns (included as Attachment D). Staff has discussed these concerns with residents and the developer and has provided the responses in Attachment D. Staff compiled all concerns received from the community and categorized them into four categories: (A) Public Improvements (2 concerns), (B) Private Open Space/Private Drive Lanes/Private Drainage (23 concerns), (C) Private Property (6 Concerns), and (D) Code Compliance/Enforcement (2 concerns). The majority of the concerns received were focused on private open spaces, drive lanes, and drainage channels, specifically Lot 85. These areas, while accessible to the public, are not areas that are ultimately maintained by the City, but are ultimately maintained by the HOA. Staff worked with HOA board members to provide answers to some concerns and worked with the developer directly to address issues of tree replacements. The main focus of the concerns about Lot 85 centered on the current condition of landscaping and trees. Lot 85 originally included a more robust planting schedule in the original project plans. This planting plan was reduced for environmental reasons in response to failures Page 140 of 243 Item 5h that occurred in Lots 82 and 83 during wet winters. Those failures included heavy erosion of soil and landscaping in lower portions of Lots 82 and 83 due to large volumes of water moving rapidly through the drainage areas. The areas were repaired by the developer and the landscaping was restored after the developer’s design professionals consulted with the Regional Water Quality Control Board about the damaged areas and proposed solutions. The drainage channel in Lot 85 serves primarily to convey flow through the project site and there was a concern that the plants, as originally proposed, would fail or erode during larger rain events in the future , similar to what occurred in Lots 82 and 83. As a result, a more naturally occurring landscape plan was implemented in Lot 85 with limited landscaping and trees and more naturally occurring grasses. Other minor changes in landscaping in Lots 82 and 83 were also pursued during construction of Phase 3 to mitigate plant failure and erosion concerns. Ultimately, landscaping in the Phase 3 areas of Lots 82 and 83 largely matched the original planting plans at the time that Public Works inspection deemed the Phase 3 improvements complete on February 22, 2024. Some of the concerns raised regarding private open spaces/drive lanes/drai nage are related to areas in previously accepted by the City in Phases 1 and 2. Those concerns have been noted in the table in Attachment D. The concerns regarding public improvements centered around small cracks in sidewalks and the condition of landscaping in one planter. Per Public Works review of the Phase 3 improvement areas, no sidewalk sections require immediate repair and will be addressed after acceptance on a case-by-case basis by the City in the future. The developer previously completed several sidewalk repairs which required immediate attention prior to Public Works Inspection deeming the improvements complete on February 22, 2024. Staff was unable to verify the claim about dead landscaping in the one planter across the street from 3065 Arezzo, however the developer maintains that the landscaping was in place, and the improvement was signed off by Public Works in February 2024, indicating that the plants were in place at the time of sign-off. Several concerns about issues on private properties were forwarded to the Building and Safety Division to discuss with individual property owners as they were outside the scope of this action. These concerns generally related to drainage pipes and waterlines on private lots, bioswale maintenance, and the ability to obtain plans for homes. Concerns about bioswale maintenance were forwarded to Code Compliance staff and discussed with HOA board members as there have been previous communications from Code Compliance to the HOA clarifying maintenance responsibilities for bioswales in the project area. Code Compliance staff and the HOA are currently addressing the maintenance of privately maintained bioswales separately. Lastly, concerns about enforcement issues were deemed outside the scope of this acti on by the Council. However, staff provided information to residents and the HOA board about possible enforcement strategies going forward (for example, concerns about parking areas or enforcement by the HOA for property owners to maintain their lots approp riately). Ultimately, the developer completed various items that staff requested based on the list of concerns received. This includes: submittal and recordation of a certificate of Page 141 of 243 Item 5h Correction for the Tract Map, replanting trees in the upper portion of L ot 85, and removal of construction debris from two drain inlets in Phase 3 areas (more details for each of these items can be found in Attachment D). One of the concerns that was raised by several members of the public was regarding the adequacy and health of plant material in Lot 85. Staff had conversations with the developer about this plant material. The issue centers around a request that approximately 1-10 plants and up to two trees be replanted. The developer continues to assert that because the landscaping in the lower portion of Lot 85 was signed off by Public Works in February 2024, they are not required to replace landscaping in this area. Ultimately, the Public Work Inspection team did sign off on the improvements in February 2024, and, while the City lacks photos specifically proving that specific plants were installed by the developer on certain dates, the City does not have the ability to compel the developer to address this final landscaping concern in Lot 85 as a condition of the City’s acceptance of the Phase 3 improvements. Maintenance of Lot 85 is the responsibility of the HOA and the HOA board has indicated an interest in moving forward with their own landscape maintenance firm to maintain the common private spaces and City staff can provide a planting plan for the lower portion of Lot 85 to the HOA if desired. In summary, out of the concerns outlined in detail in Attachment D, those that are relevant to the Council Action to accept public improvements are the concern over sidewalk sections and the landscaping in one planter in the public Right -of-Way. It is the determination of the Community Development Department and Public Works Department that these concerns have been adequately addressed. Previous Council or Advisory Body Action The tentative subdivision map for Tract 2428 was approved by City Council on July 3, 2007, by Resolution No. 9917 (2007 Series). Revised conditions that superseded the previous tentative map conditions were approved by Council on April 15, 2014, by Resolution No. 10514 (2014 Series). The final map for Phase 1 was app roved by City Council on August 16, 2016, by Resolution No. 10737 (2016 Series). The final map for Phase 2 was approved by City Council on August 15, 2017, by Resolution No. 10825 (2017 Series). The final map for Phase 3 was approved by City Council on January 8, 2019, by Resolution No. 10971 (2019 Series). The improvements for Phase 1 were accepted by City Council on March 3, 2020, by Resolution No. 11089 (2020 Series). The improvements for Phase 2 were accepted by City Council on January 18, 2022, by Resolution No. 11302 (2022 Series). Page 142 of 243 Item 5h Staff prepared a Resolution for Council acceptance of the improvements for Phase 3 on October 15, 2024. Council continued the item at that time due to concerns from residents. Public Engagement Public engagement was completed with the approval of the Tentative Map and the development of the Margarita Area Specific Plan. In addition, due to the concerns raised by residents during the October 15, 2024 Council meeting when this item was first considered, staff engaged directly with residents to understand each concern, compile a list of concerns, and provide responses for each concern. Staff also performed site walks with residents and HOA board members on January 28, 2025, and February 10, 2025. In addition, staff also performed a site walk on February 7, 2025, to review current sidewalk conditions and paver pathway conditions for Phase 3 areas. Lastly, staff attended the February 24, 2025 , HOA meeting to provide an update to concerned residents about the responses to the list of complaints ahead of agendizing the item for Council consideration again. The City’s Arborist visited the site to evaluate the condition of trees in Lot 85 on February 19, 2025, in response to a complaint that the trees were dead. One tree in the upper portion of Lot 85 was confirmed to be in severe decline. Staff performed a field inspection on March 31, 2025 to confirm the replacement of that tree. Lastly, staff has maintained constant communication with the HOA board throughout the last couple of months regarding the status of the various concerns that were raised, the ongoing discussions with the developer, and the timeline for bringing this item back to the Council for action. CONCURRENCE The Public Works Director and Utilities Director concurred with the initial recommendation to accept the public improvements and certify the completion of the private improvements on October 15, 2024. After reviewing the list of complaints, and addressing them as described in Attachment C, both Directors continue to concur with the recommended action. ENVIRONMENTAL REVIEW The Margarita Area Specific Plan and its Final Environmental Impact Report were approved and certified on October 12, 2004. Tract 2428 was analyzed in a project specific Initial Study/Mitigated Negative Declaration and was adopted on May 19, 2015. FISCAL IMPACT Budgeted: No Budget Year: N/A Funding Identified: No Page 143 of 243 Item 5h Fiscal Analysis: Funding Sources Total Budget Available Current Funding Request Remaining Balance Annual Ongoing Cost General Fund $ N/A $ $ $ State Federal Fees Other: Total $ N/A $ $ $ Typical maintenance and operation of newly accepted public facilities will be required for the street and utility improvements. Increasing the maintenance budget for the incremental increase in infrastructure to be maintained does not occur with each acceptance of public facilities. The maintenance budget for these improvements is evaluated and adjusted as needed with the City’s adoption of its two -year budget. However, the Council action of accepting these improvements in itself does not have an associated budget increase. ALTERNATIVES 1. The City Council may recommend that the public improvements not be accepted and the private improvements not be certified. Ultimately, acceptance of these improvements is required in accordance with the Margarita Area Specific Plan (MASP), Tentative Map approvals, Public Facility Financing Plan, Department of Real Estate process assumptions, and Homeowners Association CC&R’s. As discussed in this report, the improvements have been completed in compliance with the regulatory documents. 2. The City Council may recommend that the item be continued. Ultimately, the developer has completed the public improvements, and the Public Work s Department has deemed them complete. The Subdivision Map Act also requires that the City accept the improvements if they are deemed complete and staff has not found a basis for rejecting the improvements. ATTACHMENTS A - Draft resolution accepting the public improvements, certifying the private improvements, and authorizing release of the securities for Tract 2428 -Phase 3 B - Tract 2428 Vicinity Map C - Tract 2428 Phasing Plan D - Constituent Concerns and Responses Page 144 of 243 R _____ RESOLUTION NO. _____ (2025 SERIES) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, ACCEPTING THE PUBLIC IMPROVEMENTS, CERTIFYING COMPLETION OF THE PRIVATE IMPROVEMENTS, AND AUTHORIZING RELEASE OF THE SECURITIES FOR TRACT 2428-PHASE 3 (3000 CALLE MALVA) WHEREAS, the City Council made certain findings concerning Tract 2428, as prescribed in Resolution No. 10514 (2014 Series); and WHEREAS, the City Council approved the final map Phase 3 for Tract 2428 per Resolution No. 10971 (2019 Series); and WHEREAS, the subdivider has satisfactorily completed the required Phase 3 public improvements in accordance with City standards, specifications, and the subdivision agreement; and has requested that the City accept of these public improvements for maintenance and operation by the City; and WHEREAS, the subdivider has satisfactorily completed the Phase 3 private improvements in accordance with City standards, specifications and the approved plans, and has requested that the City certify completion of these private improvements; and WHEREAS, the subdivider has previously submitted the appropriate securities to guarantee the construction of the Phase 3 subdivision improvements as shown on the approved plans and those securities remain on file. NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis Obispo as follows: SECTION 1. The City Council hereby accepts the public improvements for Phase 3. SECTION 2. The City Council certifies completion of the Phase 3 private improvements. SECTION 3. The Faithful Performance securities guaranteeing completion of the on-site and off-site public improvements and remaining private improvements may be reduced to the approval of the City Engineer upon submittal of the following items: 1. Record drawings for the completed improvements. SECTION 4. The corresponding Labor & Materials security may be released after 90 days from the date of acceptance of the improvements or 60 days after the recordation of a notice of completion in accordance with Section 66499.7(h) of the California Government Code. Page 145 of 243 Resolution No. (2025 Series) Page 2 R _____ SECTION 5. The security guaranteeing the workmanship and materials may be released by the Director of Public Works upon the successful completion of the 12 -month warranty time period from the date of acceptance of the improvements. Upon motion of Council Member ___________, seconded by Council Member ___________, and on the following roll call vote: AYES: NOES: ABSENT: The foregoing resolution was adopted this ______ day of _______________ 2025. ____________________________________ Mayor Erica A. Stewart ATTEST: ____________________________________ Teresa Purrington City Clerk APPROVED AS TO FORM: _____________________________________ J. Christine Dietrick City Attorney IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of San Luis Obispo, California, on ______________________. ____________________________________ Teresa Purrington City Clerk Page 146 of 243 Page 147 of 243 Page 148 of 243 Lot 85 moved to Phase 3due to pedestrian safetyconcerns duringconstructionPage 149 of 243 Page 150 of 243 No.Complaint/Issue Responsible PartyNotes1 There are at least 10 sections of sidewalk with cracks in them. N/AAll sidewalk areas were inspected and deemed complete at time of construction. Some repairs were made by the developer in areas where the inspector deemed that one was needed prior to deeming complete. In addition, staff performed various site visits in Winter 2025. Per the Public Works Department, no sidewalk sections require immediate repair and will be addressed after acceptance of the improvements on a case-by-case basis, as required. 2Landscpaing in the planter across from 3065 Arezzo died before irrigation lines were installed and no re-planting has ever taken place.HOA/Property OwnerThe landscaping of Phase 3 areas was deemed complete on 2/22/2024 by inspection staff. At that time, no dead landscaping was observed in the parkway area mentioned in this concern. If the HOA or the property owner whose house fronts the parkway in question would like to modify landscaping in this area they can do so per the requirements of the CC&Rs.1There is erosion in the common Lot 85N/AThe area that is eroded is outside of the project limits in a neighboring tract (Tract 2353 - Serra Meadows). City staff will work with the appropriate HOA to address.2There are areas where the slopes are slipperyN/AThe walking paths in the private open spaces are built per plan.3Drainage from Lot 172 has been concentrated near affordable housingN/ALot 172 was accepted with Phase 1. Lot 172, the open space above the developed areas, drained through what is now the project site through three natural drainage channels prior to development. Those areas are now known as Lots 82, 83, and 85. Those lots include drainage channels to convey flow from Lot 172 through the development, per the approved plans. The drainage channels in lots 82 and 83 had additional rock check dams installed per a concept submited to the Water Board to dissipate flow through the drainage channels. Since instalaltion of these dissipation improvements, no drainage issues have been observed in Lots 82 and 83. 4There is construction debris in drain inlets located on private property that should be removed. Specifically, there are concrete blocks, plasting sheeting, and pieces of construction lumber in the drain inlet at the end of the private drive lane shared by Lots 120 and 121.DeveloperCity inspeciton staff was asked to inspect all drain inlets at the end of private drive lanes in Phase 3. This inspection determined that the drain inlet between lots 120 and 121 did have construction debris in it and that one other drain inlet grate needed a fabric cover removed from the inlet grate which was left over from construction. The developer was asked to clean out the construction debris from the two drain inlets. This work was completed on March 31, 20255Rocks placed in drainage area to dissipate flow are safety hazard for kids playingN/AThese rock check dams were installed per direction from the Water Board. The rocks were installed to dissipate flow in a drainage area and prevent erosion. The improvements were done by the Developer's landscape contractor under the supervision of the contracted environmental professional per the concept submitted to the Water Board. These areas are not meant as recreational. If the HOA wishes to pursue additional improvements to these areas, the HOA can hire an environmental consultant to coordinate any proposed improvements with the Water Board and construct these additional improvements. 6There should be signage installed for child safety in the open spaces regarding hazards of playing on rocks.HOAThis concern is unrelated to the acceptance of the improvements for Phase 3. The HOA can elect to install advisory signage if desired.7There has been a lot of erosion in the private open space next to 3078 Lucca Lane (Lot 82) over the last several years. HOAThe area of concern in question is not part of Phase 3 but does receive drainage from Phase 3 areas. The private open spaces/drainage areas known as Lot 82 and Lot 83 were modified to dissipate drainage flow as required by the Water Board. The improvements were done by the Developer's landscape contractor under the supervision of the contracted environmental professional per the concept submitted to the Water Board. If the HOA wishes to pursue additional improvements to these areas, the HOA can elect to hire an environmental consultant to coordinate any proposed improvements with the Water Board and construct these additional improvements. Tract 2428-3 Table of Resident Concerns-Responsible Party-Responses(A) Public Improvements(B) Private Open Space/Private Drive Lanes/Private DrainagePage 151 of 243 8There are missing plants in the Phase 3 area of Lot 82 (heading uphill from 354 Tresana towards Arezzo on the left of the walking path).N/A or HOAThe area between the walking path and the retaining wall originally showed landscaping to be installed. The construction of the retaining wall footing, which would be under the thin landscaping strip in question, left a landscpaing area that would likely not provide for proper growth of the proposed landscaping. Due to this, City staff directed the developer to modify the landscaping for this area to gravel (bark was not used due to concerns over erosion/wash out during rain events). The HOA can elect to install landscaping in this area but it is not recommended. 9There are missing plants in the Phase 3 area of Lot 83. N/AThe landscaping of Phase 3 areas of Lot 83 was deemed complete on 2/22/2024 by City inspection staff. During field visits to the project site by City staff during Winter 2025 no major deviations in plantings were observed. If the HOA wishes to add additional plants to Lot 83 it can chose to do so. 10Recycled waterline for Lot 85 is missing. It was conditioned for the project. N/ARecycled water was conditioned for the development "where feasible". During plan development, the Utilities Department determined that it was not feasible to provide recycled water to Lot 85. As a result, the final project documents did not include construction of a recycled water line for irrigation of Lot 85. Staff has verified that what is installed is consistent with project plans.11Some paver pathways are sliding/failing. N/AStaff inspected the paver pathways in private open space areas at time of construction and deemed them complete. Staff also performed several site visits in Winter 2025. One area of paver separation was discovered in the Phase 3 area of Lot 83 but the seperation is within acceptable tollerances to meet ADA guidelines and appears to have been caused by gopher activity. Staff also confirmed with HOA board members that prior localized repairs to the paver areas were performed by the Developer previously. It is recommended that the HOA monitor the 6-10 pavers in question at the one location where minor seperation is present and add filler between pavers as needed. 12There is a water (irrigation) leakHOAThis complaint did not specify the location of the leak. If the leak is found in Phase 1 or 2 open space areas, the leak would be the responsibility of the HOA to repair. If the leak is on private property, the leak would be the responsibility of the home owner. Staff did not observe a leak during site visits in Winter 2025. 13Lot 85 was not completely planted. There is concern that up to 50% of the planted landscaping has died. DeveloperPer Public Works inspection, the landscaping was deemed complete on 2/22/2024. The landscaping plan for Lot 85 was modified due to concerns for plant/tree viability in the drainage channel after similar failures in Lots 82 and 83 during wet winters. As a result, the lower portion of Lot 85 was modified to keep naturally occuring landscaping in place. The upper portion of Lot 85 was landscaped. City staff worked with the developer to replace dead plants and trees in need of replacement in the upper area of Lot 85. This work was completed on March 31, 2025.14There are trees that appear dead in the Phase 3 area of Lot 85 which should be evaluated.DeveloperThe City's Arborist performed a site visit on 2/19/2025 to evaluate the trees in Lot 85. It was determined that most trees in Lot 85 were wintering and would recover in the spring but some trees needed to be replaced due to declining conditions. The Developer was asked to replace these trees and replaced two trees in the upper portion of Lot 85 on March 31, 2025. 15Landscape plans require a minimum of 3-inch of bark in all planting areas - this applies to Lot 85HOALandscaping of Lot 85 was deemed complete by inspectors on 2/22/2024 including bark in areas where erosion of bark was not a concern (upper portion of Lot 85). Staff has conducted site visits to confirm that bark is still present in Lot 85. The bark that is present matches the landscaping plan. If additional bark is desired after certification of completion by the Council, the owner of the lot (the HOA) can elect to install as part of ongoing maintenance but bark is not recommended in the lower portion of Lot 85 due to erosion/wash out concerns of the bark during rain events.16Many of the emitters for drip irrigation lines are without lines directed to the plantsHOAPer Public Works inspection, the landscaping was signed off as complete on 2/22/2024. Page 152 of 243 17The Developer delayed construction of Lot 85 and has neglected maintenanceN/AThe Developer was approved to construct Lot 85 improvements (originally part of Phase 2) in conjunction with construction of the Phase 3 work to avoid safety issues associated with having the multi-use path lead to a construction zone during construction of Phase 3. The Developer has paid for maintenance including weeding, debris cleaning, and gopher and roden remediation since the improvements were deemed complete by inspection staff on 2/22/2024.18Will Lot 85 become HOA responsibility to maintain once the improvements are "accepted"?HOAYes, certification that the private improvments in Lot 85 have been constructed will transfer maintenance responsibility of the improvements to the HOA. It is City staff's understanding that the HOA has been collecting dues for maintenance of this area already. 19Lot 85 was mislabelled as Lot 72 on part of the recorded tract map.DeveloperThis concern is unrelated to the acceptance of the improvements for Phase 3. A certificate of correction was prepared by the Developer and submitted to the City. It was recorded on March 12, 2025. 20There should be fences on the sides of the multi-use paths near the top. There is concern of people on bikes going too fast and falling off the path into the drainage area. N/A or HOAThe improvements are constructed per the approved plans. Per Section 3.1.13 (A) of City Standard Plan 1010, multi-use paths must have a 2-foot shoulder. The paths in the priavte open space lots meet this requirement. The HOA can elect to install additional fencing if desired. 21There are no wheel stops for the parking stalls in the private drive lanes. There should be.N/A or HOAPer City Standard Plan 2260, wheel stops shall be installed at locations where wheeled vehicles may roll into pedestrian, structures, or hazardous areas. The parking spaces in the private drive lanes generally lead to landscaping, which does not meet this definition. Municipal Code Section 12.38.050 indicates that wheel stops are required when a parking stall leads to landscaping which is slightly different than the requriements of Engineering Standard 2260. Ultimately, wheel stops were not required on the approved project plans and the parking stalls on private drive lanes were built per the approved plans. Code Compliance has contacted the HOA about the wheel stop issue at the request of residents who live within the neighborhood. The HOA should work with property owners and Code Compliance to continue to address this issue seperately from the acceptance of Phase 3 improvements as the private drive lane parking stalls are built per plan. The City is also in the process of correcting this inconsistency in the requirements between Engineering Standard 2260 and Municipal Code Section 12.38.050 as part of the upcoming 2025 Engineering Standards Update.22The current fire lane signs do not meet City standardsHOAThe current signs were installed in coordination with the HOA board at the time. Fire lane signage is not required for any private drive lanes that the Fire department does not consider a fire lane. The Fire Department staff has confirmed that Tresana, Lucca, and Livorno are fire lanes due to hose pole lengths. Those three courts should have the signage at the entrances replaced with the correct signs and either additional red curbing throughout the fire lane or additional fire lane signage every 150-feet. For all other private courts, fire lane signage can be removed as the private lanes are not fire lanes and the HOA should work to erect the correct signage for "no parking" enforcement on these private drive lanes. 23There is one Fire Lane/No Parking sign missing at the private drive lane entrance near 3044 ArezzoHOAA fire lane sign is not required for this private drive lane as it is not a fire lane per the Fire Department. The HOA has expressed interest in removing all fire lane signage that is not required. The HOA can work to replace this sign with an appropriate "no parking" sign to enforce parking restrictions on the private drive lane.1Houses were approved as solar ready but it has not been possible to obtain a copy of the approved architectural plans for the house which leads to additional cost for property owners when looking to install solar on their home. Home OwnersThis concern is unrelated to the acceptance of the improvements for Phase 3. This concern has been forwarded to the Building division to discuss with the property owner to assist them in obtaining the needed information to install solar panels on their home in an efficient way. 2Some of the 4-inch drainage pipe on the plans was constructed with 3-inch drainage pipe.Home OwnersThis concern is unrelated to the acceptance of the improvements for Phase 3. This concern has been forwarded to the Building division to discuss with the property owner.(C) Private PropertyPage 153 of 243 3Bioswale maintenance in front of 3086, 3011, 3013, 3017, and 3098 Arezzo is substandard.Home Owners/HOAPer the CC&Rs, some bioswales are HOA responsibility to maintain while others are home-owner responsibility to maintain. City Code Compliance has contacted home-owners to notify them of their responsibility to maintain the bioswale that fronts their property. HOA can work with property owners to address this issue.4Other bioswales in Phase 1 and 2 areas are worse.Home Owners/HOAThis concern is unrelated to the acceptance of the improvements for Phase 3. The City Code Enforcement has contacted home-owners to notify them of their responsibility to maintain the bioswales. The HOA can and should work with property owners to educate property owners about maintenance best practices.5Onsite waterlines (irrigation) are not deep enough at 3077 Arezzo and other Phase 3 houses.Home OwnersThis concern is unrelated to the acceptance of the improvements for Phase 3. Home owners can chose to lower irrigation lines on their property if desired. The Community Development Department (Building division) contacted this property owner to discuss this issue and to provide suggestions as to how to protect the irrigation lines from damage and discuss concerns regarding construction of the lines. 6Onsite waterlines (irrigation) are not deep enough at 3084 Arezzo and other Phase 3 houses.Home OwnersThis concern is unrelated to the acceptance of the improvements for Phase 3. Home owners can chose to lower irrigation lines on their property if desired. The Community Development Department (Building division) can also work with property owners to provide suggestions as to how to protect the irrigation lines from damage and discuss concerns regarding construction of the lines. 1The no parking requirement on private drive lanes should be enforced. HOAThe HOA should work to enforce no parking on private drive lanes per the requirements of the CC&Rs once the HOA installs the correct "no parking" signage on private drive lanes (per other answers in this document).2Some home owners are not doing their part. City should work with HOA to enforce what needs to be done. HOAThis concern is unrelated to the acceptance of the improvements for Phase 3. HOA and City Code Compliance can work together, as appropriate, to enforce City codes and/or requirements of the CC&Rs. (D) Code Compliance/HOA Enforcement IssuesPage 154 of 243