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HomeMy WebLinkAbout03-03-2015 C5 Subdivision Tract 2342 - 392 Prado RoadCity of San Luis Obispo, Council Agenda Report, Meeting Date, Item Number FROM: Derek Johnson, Community Development Director Prepared By: Hal Hannula, Supervising Civil Engineer Diane Dostalek, Engineering Consultant SUBJECT:ACCEPTANCE OF SUBDIVISION IMPROVEMENTS FOR TRACT 2342, 392 PRADO ROAD (TR 63-05) RECOMMENDATION Adopt a resolution accepting the public improvements, certifying completion of the required private subdivision improvements, and releasing the securities for Tract 2342at 392Prado Road, with the exception of the street improvements on Sage Street east of Serra Meadows Drive. DISCUSSION Background Tract 2342 (TR 63-05) is located at 392 Prado Road (Attachment 1). The vesting tentative map for Tract 2342was approved by City Council on March 7, 2006, by Resolution No.9776 (2006 Series). Modifications to the number and configuration of the lots shown on the tentative map were approved by the Community Development Director in September 2011 pursuant to Section 16.10.160 of the Municipal Code. The tentative map conditions were revised by Council on February 19, 2013, by Council Resolution No. 10423 (2013 Series)to eliminate the requirement to construct Prado Road all the way to Broad Street.Instead, Tract 2342was conditionedto construct just a portion of the Prado Road improvements.Said portion is referred to as “Segment A” and consisted of curb, gutter, sidewalk, bike lane and two travel lanes on the north side along the tract boundary, and one travel lane and a bike lane on the south side. The final map(Attachment 2) and Subdivision Agreement for Tract 2342 wereapproved by City Council on March 19, 2013, by Resolution No.10426 (2013 Series). The final mapcreated 56 single-family residential lots and seven business park lots. Accepting the Public Improvements and Certifying Completion of Private Improvements Public improvements for Tract 2342include the improvements within the subdivision (public streets, curb, gutter, sidewalks, drive approaches, curb ramps at the intersections, street lights, water and sewer mains in the public streets, storm drain lines in the public streets, water mains in the private alleys, fire hydrants, water services to the meter) andthe Prado Road Segment A improvements. Private improvements for Tract 2342 include all of the private alleys serving the commercial and residential units, sewer mains in the private alleys, sewer laterals, water services beyond the meter, storm drain lines in the private alleys, the frontage landscaping along Prado Road and all the other lots, the bike paths, the on-site drainage basin, and the off-site regional drainage basin located in Tract 3011 south of Prado Road. Maintenance of the private facilities are set forth in the CC&R’s for the Homeowner’s Association, the Business Park Association, and the shared private maintenance agreements that were recorded for the subdivision. The subdivider recently requested final acceptance of the Tract 2342 subdivision improvements by the City andrelease of the respective securities.With the exception of the street 3/3/2015 C5 C5-1 ACCEPTANCE OF SUBDIVISION IMPROVEMENTS FOR TRACT 2342, 392 PRADO ROAD (TR 63-05)Page 2 improvements on Sage Street east of Serra MeadowsDrive (Attachment 3),the subdivision improvements, as required in the Subdivision Agreement for Tract 2342, have been completed and inspected to the satisfaction of the City.Sage Street remains closed to through traffic because the subdivider has fenced off a portion of the street to use as their model home complex pursuant to Community Development Director’s Action DA 79-11 dated May 14, 2012, and as shown on theapproved Building Permit for their temporary sales trailer and parking lot. The underground utilitiesand the street lights on this portion of Sage Street will be accepted by the City at this time, but the streetwill remain the responsibility of the developer to maintain, including street sweeping and street maintenance, until such time as the fence is removed, the street is patched and slurried, and the driveway curb cuts are constructed/reconfigured for the single-family homes. It is anticipated that the model home complex will remain in place until all the homes are sold in Tract 2342 and the neighboring Tract 2353 to the east. The Subdivision Agreement authorizes release of the Faithful Performance and Labor & Materials securities upon Council’s acceptance of the subdivision improvements and receipt of a guarantee of ten percent of the cost of the subdivision improvements. The ten-percent guarantee is to insure that the subdivider will remedy any defects in the improvements arising from faulty workmanship or materials or defective construction of said improvements for a period of one year. The total cost of the Tract 2342 subdivision improvements was estimated to be $3,053,400, which includes the off-site drainage basin, the on-site subdivision improvements, and Prado Road Segment A. Therefore, a total of $305,000 will be retained for the ten-percent security. The $305,000 security will also function as a faithful performance bondto ensure the remaining improvements on Sage Street are completedand the street is opened to through traffic. Once the improvements on Sage Street are accepted by the City, a portion of the $305,000 will be retained to guarantee those improvements for a period of one-year following acceptance of the Sage Street improvements. A draft resolution Accepting and Certifying Completion of the Subdivision Improvements is attached (Attachment 4). This resolution authorizes the Public Works Directorto release the faithful performance securities, to accept the remaining portion of Sage Street on behalf of the City upon completion of the street improvements to the satisfaction of the City, and to release the warranty securities upon satisfactory completion of the one-year warranty periods. CONCURRENCES The Public Works Department andUtilities Department concur with the recommended action. ENVIRONMENTAL REVIEW The necessary findings and environmental review requirements related to the development of Tract 2342 were made with the tentative map approval. Therefore, no further environmental review is required. FISCAL IMPACT The public improvements constructed with Tract 2342 will result in an increase in maintenance costs for the streets improvements, street lights, water mains, sewer mains, water services, and public landscaping. At this time, the Public Works Department Streets Division and the Utilities Department Water and WastewaterDivisions will not need additional resources to maintain this C5-2 ACCEPTANCE OF SUBDIVISION IMPROVEMENTS FOR TRACT 2342, 392 PRADO ROAD (TR 63-05)Page 3 new public infrastructure. However, cumulative increases in infrastructure eventually require additional resources to maintain. When required, these additional resources would be requested as part of the Financial Plan process, consistent with City policy.Nonetheless, a fiscal analysis of the Margarita Area Specific Planarea demonstrated that sufficient revenues would be provided on a per capita basis to fund the incremental increases in service costs to the City of San Luis Obispo. Although the City is responsible for maintaining the landscaping inthe median and roundabout on Prado Road, the subdivider has elected to have a single water meter serve both the frontage landscaping along Prado Road, which is maintained by the Business Park Association, and the median and roundabout landscaping. This option was proposed by the subdivider so they could avoid paying a water impact fee for an additional meter. The responsibility for the median irrigation is included in the CC&R’s for the Business Park Association, so the City has recourse if the median is not properly irrigated. If in the future the subdivider or another entity, such as the Business Park Association,provides the City with a separate water meter and makes the necessary connections, the City will be responsible for the irrigation costs for the Prado Road median and roundabout. ALTERNATIVES Do not accept the public improvements or certify completion of the private improvements for Tract 2342. If some of the required subdivision improvements for Tract 2342 have not been completed, then Councilcan continue this item until such time as the improvements have been completed to the satisfaction of the City. Staff does not recommend this alternative because all of the subdivision improvements for Tract 2342 have been completed in accordance with the approved plans and specifications and modifications thereof except for the portion of Sage Street east of Serra Meadows, which is not being accepted at this time. ATTACHMENTS 1.Vicinity Map 2.Recorded Final Map 3.Portion of Sage Not Accepted at this time 4.Draft Resolution Accepting and Certifying Completion of the SubdivisionImprovements T:\Council Agenda Reports\2015\2015-03-03\Acceptance of Improvements Tract 2342, 392 Prado (Johnson-Hannula-Dostalek)\Council Agenda Report.docx C5-3 THIS PAGE IS INTENTIONALLY LEFT BLANK C5-4 THIS PAGE IS INTENTIONALLY LEFT BLANK C5 - 5 C5 - 6 C5 - 7 C5 - 8 C5 - 9 C5 - 1 0 Attachment 3 C5-11 THIS PAGE IS INTENTIONALLY LEFT BLANK R _____ RESOLUTION NO. (2015Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO PARTIALLY ACCEPTING THE PUBLIC IMPROVEMENTS AND CERTIFYING COMPLETION OF THE PRIVATE IMPROVEMENTS FOR TRACT 2342 (392 PRADO ROAD, TR 63-05) WHEREAS, the City Council made certain findings concerning Tract 2342, as prescribed in Resolution No. 9776 (2006 Series) and Resolution No. 10423 (2013 Series); and WHEREAS, the City Council approved the final map for Tract 2342per Resolution No. 10426 (2013 Series); and WHEREAS, with the exception of the surface street improvements on Sage Street east of Serra Meadows Drive,the subdivider has satisfactorily completed the public improvementsfor Tract 2342, in accordance with City standards and specificationsand has requested acceptance of the public improvements for maintenance and operation by the City; and WHEREAS, the subdivider has satisfactorily completed the private improvements for Tract 2342,in accordance with City standards, specifications and the approved plans, and has requested that the City certify completion of these private improvements. NOW,THEREFORE, BE IT RESOLVED by the Council of the City of San Luis Obispo as follows: SECTION 1.The above recitals are true and correct and incorporated herein by this reference. SECTION 2. The City Council hereby accepts the public improvements for Tract 2342 and the underground utilities and street lights on Sage Street, but does not accept thesurface street improvements on Sage Street east of Serra Meadows Drivedepictedon the attached Exhibit A. SECTION 3.The Public Works Director is authorized to accept the remaining Sage Street improvements east of Serra Meadows Drive on behalf of the Cityonce the fence is removedandthe streetand driveways arerepaired in accordancewith City standards and specifications and to the satisfaction of the Public Works Director. SECTION 4. The City Council hereby certifies completion of the private improvements for Tract 2342. SECTION 5. The Faithful Performance and Labor & Materials securities may be released upon submittal of a securityor securities totaling $305,000, which is ten percent of the cost of the total subdivision improvements, as required in the approved Subdivision Agreement for Tract 2342. SECTION 6.A portion of the $305,000 in securitiesmay be released upon completion of the one-year warranty periodto the satisfaction of the City,as required in the Subdivision ATTACHMENT 4 C5-12 Resolution No. (2015Series) Page 2 Agreement for Tract 2342, while the remainder will be retained to ensure faithful performance of the completion of the Sage Street improvements east of Serra Meadows Drive and completion of a satisfactory one-year warranty period for those Sage Street improvements. SECTION 7.The City Council hereby authorizes the Public Works Directorto take action necessary to carry out the intent of this Resolution. Upon motion of _______________________, seconded by ________________________, and on the following roll call vote: AYES: NOES: ABSENT: The foregoing resolution was adopted this ______ day of _______________ 2015. ________________________________ MayorJan Marx ATTEST: ______________________________ Anthony Mejia City Clerk APPROVED AS TO FORM: _____________________________ J. Christine Dietrick City Attorney ATTACHMENT 4 C5-13 ([KLELW$ C5-14 THIS PAGE IS INTENTIONALLY LEFT BLANK