HomeMy WebLinkAbout12-04-2018 Item 7 - Approval of Final Map for Tract 3089 Phase 1 Avila Ranch 175 Venture Dr SBDV-2042-2015Department Name: Community Development
Cost Center: 4003
For Agenda of: December 4, 2018
Placement: Consent Item
Estimated Time: N/A
FROM: Michael Codron, Community Development Director
Prepared By: Diane Dostalek, Senior Civil Engineer
SUBJECT: APPROVAL OF THE FINAL MAP FOR TRACT 3089 PHASE 1, AVILA
RANCH, 175 VENTURE DRIVE (SBDV-2042-2015)
RECOMMENDATION
Adopt a Resolution (Attachment A) approving the Final Map for Tract 3089 Phase 1, Avila Ranch,
175 Venture Drive, and authorizing the Mayor to execute the easements, agreements, and fee offers
associated with Tract 3089 Phase 1 in forms subject to the City Attorney approval.
REPORT-IN-BRIEF
A vesting tentative map for Tract 3089 was approved by the City Council on September 19,
2017. This first phase of Tract 3089 will create 179 single-family residential lots, three lots for
125 multi-family units, a lot for an interim fire station, and various lots for parks and public
facilities.
A Community Facilities District was approved by Council for Tract 3089 to close the gap
between anticipated general fund revenue to be generated by the development and projected
costs to provide services to the development, such as police and fire, and to maintain the public
infrastructure within Tract 3089 including parks, streets, sidewalks, parkways, open space, and
storm drainage systems.
The City and the developer have entered into a Development Agreement (DA). The DA is a
contract authorized by California Planning and Zoning Law and the City’s Municipal Code that
provides certain benefits to the developer , typically in the way of certainty and assurances to the
developer regarding what rules will be applied for the project, in exchange for extraordinary
public benefits. For example, Tract 3089 provides more affordab le housing units than required
by the City’s standard inclusionary housing requirements and is dedicating more parkland than
ordinarily required by the City. Tract 3089 is also required to construct an interim fire station to
serve the south San Luis Obispo area and to contribute funding to reimburse the City for the
recent Los Osos Valley Road (LOVR) interchange project.
Tract 3089 will be constructing off-site improvements as part of Phase 1 to mitigate for the
increase in traffic generated by the develo pment. The Subdivider will also be paying fair share
fees for projects that are not triggered solely by this development but will ultimately be needed
upon build-out of the City. As outlined in the Development Agreement and the conditions of
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approval, some of the improvements being constructed with Tract 3089 are eligible for
reimbursement either through impact fee credits or through payments from other developers. A
reimbursement agreement outlining the process which will be used to implement reimbursement
via fee credits will be provided through agenda correspondence or presented at a future meeting .
Tract 3089 is meeting the City’s agricultural land preservation requirements through a
combination of on-site and off-site easements. Per the Development Agreement and the
entitlement documents, Phase 1 will satisfy its agricultural mitigation obligations by providing
onsite agricultural conservation easements.
There is no new fiscal impact to the City associated with approving the final map for Tract 3089
Phase 1.
The Public Works Director has determined that the final map is in substantial compliance with
the previously approved tentative map and approved modifications thereof, so approval of the
final map by Council is recommended. California Government Co de states that the Legislative
body cannot deny a final map if it finds that the final map is in substantial compliance with the
previously approved tentative map. The approval of a final map is considered a ministerial
action.
DISCUSSION
Tract 3089 Avila Ranch (SBDV-2042-2015) is located at 175 Venture Drive (Attachment B,
Vicinity Map).
Background/ Previous Council Action
A vesting tentative map for Tract 3089 was approved by the City Council on September 19,
2017, by Resolution No. 10832 (2017 Series) (Attachment C – Reading File). The tentative map
(Attachment D - Reading File) showed a total of 429 lots consisting of 401 single-family lots,
nine multi-family lots for up to 322 units, 11 park lots, two open space lots, two commercial lots,
two public facilities lots, and two lots for right -of-way purposes. At that same meeting, an
Ordinance to adopt a Development Agreement was introduced and a Resolution of Intention to
establish a Community Facilities Financing District (CFD) was approved. The Develop ment
Agreement (Attachment E – Reading File) was adopted by the City Council on October 3, 2017,
by Ordinance No. 1639 (2017 Series). The final steps to implement the CFD occurred at the
November 21, 2017, Council meeting where the City Council adopted Ord inance No. 1642
(2017 Series) establishing a Special Tax for the CFD.
Phasing
At the time of tentative map submittal, the subdivider proposed to construct this project in phases
(Attachment F, Phasing Plan). The conditions and mitigation measures were developed based on
this phasing plan. The subdivider is not required to adhere to the phasing plan but creating lots
out of phase could result in subsequent environmental review and new or modified conditions in
order to properly mitigate the impacts and provide for orderly development.
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The Tract 3089 Phase 1 map is creating a total of 192 lots consisting of:
• 179 single-family residential units (Lots 1 to 28, Lots 31 to 86, Lots 88 to 182). These are all
the single-family residential units that were included in the Phase 1 tentative map.
• Three out-of-phase lots for multi-family (Lots 185, 186, and 188), These lots were originally
planned to be created and developed in Phase 3.
• Four public park lots (Lots 30, 87, 183, 189)
• Two lots for public open space (Lot A and Lot 184)
• Two lots for public facilities (Lot 29 for sewer lift station & Lot 187 for interim fire station)
• Two lots for future phases of the subdivision (Lots 190 and 191)
The three out-of-phase multi-family lots cannot be developed until the Buckley Road extension
is completed because the Buckley Road extension was a Phase 2 requirement based on the
number of trips being generated and these three multi-family lots will exceed that threshold.
These lots are being created in Phase 1 consistent with the Affordable Workforce Housing Plan
(Exhibit G of the Development Agreement) to provide affordable housing units as early as
possible, once the Buckley Road extension is completed.
Minor Corrections to Approved Tentative Map
City Municipal Code Section 16.10.160 grants the Community Development Director the
authority to approve minor corrections to an approved tentative map or conditions of approval if
all the following are true:
1. No lots, units or building sites are added or deleted; and
2. The proposed changes are consistent with the intent and spirit of the original tentative map
approval; and
3. The proposed changes are consistent with the zoning regulations and the building code, the
General Plan, and the Subdivision Map Act.
Under the authority listed above, the Community Development Director has approved the
following minor corrections for Tract 3089:
1. Reconfiguration of the multi-family Lots 300, 301, and 360 (now Lots 185, 186 and 188).
This reconfiguration is consistent with design changes discussed at t he Planning Commission
during the tentative map review to make the affordable housing sites bigger.
2. Revision of the lot numbering from tentative map to final map so that the numbering would
be consecutive on the final map as required by Section 16.14.040.H of the San Luis Obispo
Municipal Code.
3. Revision to Condition #126. When Caltrans was reviewing the subdivision, Caltrans
requested that the City condition the project to install ramp metering at the Los Osos Valley
Road and SB 101 on ramp. Honoring this request, the Council adopted the condition. Since
then, the subdivider has been proactively processing this improvement with Caltrans.
However, it has become apparent to Caltrans, the City, and the Applicant that cost escalation
and approval processing would result in unreasonable delays to building permit issuance and
occupancy. Caltrans, the City, and the subdivider have cooperatively developed a
modification to this condition that maintains the intent and spirit of the original condition
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language and pro vides the City with the appropriate securities to guarantee completion of the
design and construction. Moreover, the condition is not a mitigation measure and does not
trigger any concern regarding environmental review. The Caltrans District 5 Director, City
Public Works Director, the Community Development Director, and Subdivider all concur
with the proposed corrections. Therefore, the Community Development Director has
approved the modification as identified below.
Original Condition #126:
Revised Condition #126
126. The developer shall design and construct a ramp meter for the SB 101 On-
Ramp at Los Osos Valley Road as identified in the US 101 Corridor Mobility
Master Plan (“Ramp Meter Project”). Developer shall commence construction
within six (6) mont hs of the issuance of the encroachment permit. Prior to
recordation of the phase one final map, the applicant shall:
a) Post a completion bond in the amount of $1.25 million for the Ramp
Meter Project in favor of the City of San Luis Obispo; and
b) Retain transportation and traffic consultants (Kittelson & Associates and
Wallace Engineering) to design the SB 101 On-Ramp at Los Osos Valley
Road in accordance with the US 101 Corridor Mobility Master Plan; and
c) Post a certificate of deposit in favor of the City for the completion of the
Ramp Meter Project design work in the amount of $250,000 which
certificate of deposit the City may draw down for completion of the design
work if the applicant suspends work on the project for sixty (60) days; and
d) Submit design alternatives for Caltrans review and comment.
The applicant’s share of this cost of the Ramp Meter Project is established at 3% of the cost
of the Ramp Meter Project. Costs above and beyond this fair share proportion are eligible for
crediting against the Los Osos Valley Road Interchange Sub Area Impact fees or any future
amendments to the Citywide Transportation Impact Fee or Los Osos Valley Road
Interchange Sub Area Fees relevant to this improvement. This condition specific to the SB
101 On-Ramp at Los Osos Valley Road shall be removed and the bond released to the
developer if Caltrans or the City deems the design or construction infeasible.
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Prior to recordation of the phase one map, the developer shall post a certificate of deposit in
the amount o f $200,000 for the design of a ramp meter for the SB 101 On-Ramp at S.
Higuera as identified in the US 101 Corridor Mobility master Plan and submit conceptual
design alternatives for review and comment of the SB 101 On-Ramp at S. Higuera to
Caltrans.
Although the tentative map shows up to 723 residential units being constructed, the
resolution approving the tentative map and the Development Agreement both state that only
720 residential units are approved. The subdivider has indicated that the adjustment will be
provided in the R-3 units in Phase 4. There will be no modification of the number of
workforce or inclusionary units, however.
Community Facilities District
The CFD for Avila Ranch was established to fund both services and infrastructure maintenanc e.
The CFD closes the gap between anticipated general fund revenue generated by the development
and projected costs to provide services to the development, such as police and fire, and to
maintain the public infrastructure including parks, streets, sidewalks, parkways, open space, and
storm drainage systems. Maintenance of water and sewer infrastructure in Tract 3089 will be
funded the same as the rest of the citywide system via the enterprise program. This is the City’s
first CFD established for the purpose of ongoing maintenance and is necessary because the
property tax exchange established for this property when it was annexed was based on the master
tax exchange agreement for commercial land. As a result, the City will not be receiving any
property tax increment as the property is developed. Therefore, the CFD ensures adequate
funding is available for the City to maintain the public facilities that will serve this new
neighborhood. The funds for the CFD will be collected by the County with the regular pro perty
tax assessments and then transferred to the City.
Affordable Housing
An Affordable Housing Agreement is required to be recorded prior to or concurrent with the map
pursuant to Condition #4 of Council Resolution No. 10832 (2017 Series). The project is required
to provide 71 Inclusionary housing units that will be met through a combination of construction
(67 units), dedicated land (1.2 acres for 24 low income units) and payment of in-lieu fees
(4 units). In addition, the project includes design and de velopment strategies that serve to provide
lower cost housing by providing for a range of housing sizes and types, greater number of lower
income Inclusionary housing units than required by Ordinance (32 provided; 23 required), larger
affordable housing site (1.2 acres provided; 1 acre required), local preference (none required),
owner occupancy restrictions (none required), workforce housing incentive program (25 units
provided; none required) and down payment assistance ($500,000 provided; none required).
These are contractual requirements of the Affordable and Workforce Housing Plan in the
Council-adopted Development Agreement pursuant to Ordinance No. 1639 (2017 Series).
Parks
Section 7.03 of the Development Agreement requires the subdivider to dedicat e land in excess of
that ordinarily required by the City to construct public parks in south San Luis Obispo, an area
that presently has a deficiency of park area. In particular, Tract 3089 shall provide 18.25 acres of
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public park land, 1.76 acres in excess of City requirements. Nine park lots labeled Park A
through Park I are proposed in Tract 3089 (Attachment G – Park Layout). The Parks and
Recreation Commission (PRC) reviewed the conceptual plans for Parks A through I on
January 4, 2017, and recommended approval to the Council. The PRC also reviewed and
approved detailed park plans for Parks A, B, and C at that time. Parks A, B, and C are proposed
to be constructed in Phase 1. Phase 1 also includes a small park that was added by the Planning
Commission (St evenson Park) but was not reviewed by the PRC. Phase 1 provides sufficient
parkland and park improvements to meet City requirements based on the projected population
and housing onsite, so there would be no "in-lieu" park fees needed. Project-related fees, taxes
and assessments are described in Section 5.04 of the Development Agreement. Parks are not
among the identified fee-generators in this section.
Interim Fire Station
Section 7.10 of the Development Agreement requires Tract 3089 to construct, and de dicate to the
City, an interim fire station on Lot 302 (now Lot 187) to serve the south San Luis Obispo area.
Per the requirements of the Fire Station Master Plan, the interim fire station shall be provided at
the buildout of the 361st dwelling unit, which will not occur in Phase 1. The CFD includes the
cost to staff the interim fire station. Once the interim fire station is no longer needed, such as
when a permanent fire station serving south San Luis Obispo is constructed, the Development
Agreement states that the lot can be used as a City park or affordable housing site, as deemed
appropriate by the City. The resolution approving the final map also authorizes the Mayor to
accept a fee offer for Lot 187 in a form substantially the same as shown in Attachme nt H. The
fee offer provides for all potential uses of that site, including fire station, affordable housing, and
park. The potential purposes are noted because California Government Code Section 66477.5(c)
requires a public agency to reconvey the property to the subdivider if the purpose for which the
property was dedicated no longer exists.
As detailed in Section 7.10 of the Development Agreement, Avila Ranch will be entitled to fee
credits against fire development impact fees for the land dedication and construction of the fire
station. The resolution (Attachment A) approving the final map also authorizes the Community
Development Director to issue fire development impact fee credits for the land dedication in
Tract 3089 Phase 1 with concurrence from the Fire Chief and the Finance Director. If the
property is used as an affordable housing site, any proceeds will be used to support new fire
facilities to serve the south San Luis Obispo area, including Avila Ranch.
Sewer Lift Station
The subdivider will be dedicating Lot 29 to the City for a sewer lift station that is being
constructed in Phase 1. The costs to operate and maintain the lift station are included in the CFD.
The resolution approving the final map also authorizes the Mayor to accept a fee offer for Lot 29
in a form substantially the same as shown in Attachment H. The fee offer will provide for all
potential uses of that site, including sewer lift station, water and recycled water.
Open Space Lots
The subdivider will be dedicating Lot A and Lot 184 to the City for open space purposes. Lot A
encompasses the portion of Tank Farm Creek that falls within the boundaries of Phase 1. There
will be some utilities and pedestrian and bicycle paths located on Lot A, and there is a potential
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that when Buckley Road is widened, it could encroach on the lot. The resolution (Attachment A)
approving the final map also authorizes the Mayor to accept a fee offer for Lot A in a form
substantially the same as shown in Attachment H. The fee offer will provide for a ll potential
uses of that site, including drainage, pedestrian and bicycles, sewer, water, public utilities,
telephone, cable T.V., fiber optic, cell tower, bridges, and street widening.
Lot 184 is an anomaly. It does not have any biological or riparian features on it, so it doesn’t fit
into the typical category for open space. It was shown on the tentative map graphically as a park
but was not included in the list of parks to be dedicated to the public. It was also not considered
as a park in the PRC review. Because there is no Homeowner’s Association being created with
Tract 3089 for the purposes of owning and maintaining common area and in order to keep the
same number of lots as shown on the tentative map, it was decided that this lot would be owned
by the City and designated as open space. The lot is only 1650 square feet. The resolution
approving the final map also authorizes the Mayor to accept a fee offer for Lot 184 in a form
substantially the same as shown in Attachment H.
Buckley Road Extension and Buckley Road Widening
Tract 3089 is required to extend Buckley Road from its current terminus at Vachell Lane to
South Higuera. This extension includes a modified Class I bike path connection, which is
partially funded through the Citywide Transportatio n Impact Fee (TIF) program. Caltrans would
not approve a designated Class I path across their property, so the design is incorporating a
widened 8’ to 10’ sidewalk/path to serve the purpose of a bicycle and pedestrian path. According
to Condition #100 of Council Resolution No. 10832 (2017 Series), the Buckley Road Extension
was not required until Phase 2 based on the number of trips being generated in the original
Phase 1. Because the Tract 3089 Phase 1 final map is creating three out -of-phase multi-family
lots (Lots 185, 186, and 188) and the subdivider is not ready to construct the extension, the
subdivider has agreed to sign a Notice of Requirements stating that those three multi-family lots
cannot be developed until the Buckley Road extension is designed , the right-of-way acquired,
and a security is deposited with the City to guarantee construction of the required improvements.
The Buckley Road Extension will cross property owned by Caltrans. The design has been
reviewed by Caltrans, the County and the City. Caltrans has verified the right of way needed for
the Buckley Road Extension across their property, and the County and Caltrans are completing
the necessary County and State approvals to transfer the portion of the right of way owned by
Caltrans to the County. Those approvals are expected to be completed between January 2019
and March 2019. There are two smaller properties that are needed for the Buckley Road
Extension, and the subdivider has started initial steps in those acquisitions, including conta cting
the property owners and preparation of appraisals. Once the Caltrans negotiations are further
along, the subdivider will approach the other affected landowner s with an offer for the right-of-
way. These milestones have satisfied the Phase 1 conditions of approval associated with the
Buckley Road Extension.
Condition #107 requires the subdivider to construct the Buckley Road frontage improvements
with Phase 4. Condition #10 states that the City may require easements related to a future
development pha se if needed for orderly development. The Buckley Road ultimate widening has
not yet been designed, so the right -of-way cannot be accurately determined at this time. The
subdivider has provided a letter agreement stating that they will dedicate the necessary on-site
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right -of-way prior to Phase 4 if the City demonstrates a need for it, such as if a City or County
Capital Improvement Program project needs it or if another developer needs to improve Buckley
Road to mitigate their impacts. The resolution approving the final map also authorizes the
Mayor to sign the agreement letter in a form acceptable to the Public Works Director,
Community Development Director, and City Attorney.
County/City Maintenance of Streets
The land that encompasses Tract 3089 was annexed into the City with the Airport Area
Annexation back in 2008 except that the portions of Buckley Road and Vachell Lane that front
Tract 3089 remain in the County. The future Buckley Road extension to South Higuera is also
located in the County. County Development Review personnel have indicated that the County
will continue to maintain the Vachell and Buckley street frontages, including the widened
portions to the back of new curb, and will also maintain the entire Buckley Road Extension to the
back of new curb, but the City will be responsible for maintaining the adjacent sidewalk and the
pedestrian and bicycle trails. Funding to maintain the pedestrian/bike path is included in the
CFD. Further discussions on this matter are ongoing and an agreement will be prepared to
memorialize the maintenance responsibilities. The resolution (Attachment A) approving the final
map also authorizes the Public Works Director to sign a maintenance agreement with the County
in a form acceptable to the Public Works Director, Finance Director, and City Attorney.
Off-Site Transportation Improvements
Per the subdivision conditions, mitigation measures (MM), and the Development Agreement,
Tract 3089 is required to complete multiple off-site transportation improvements to mitigate for
the increase in traffic generated by the development. Some of the Phase 1 off-site improvements
include:
• Extension of Earthwood Lane to Suburban [Condition #101]
• Class II bike lanes on portions of Vachell [Condition #105]
• Class II bike lanes on portions of Suburban [#102/MM TRANS-4]
• Sidewalk on portions of Vachell [Condition #124]
• Sidewalk on portions of S. Higuera [Condition #111]
• Intersection improvements at South Street/Higuera [Conditions #112] (San Luis Ranch is
also conditioned to complet e this improvement so a cost -sharing agreement between the two
entities is anticipated.)
• Intersection improvements at Tank Farm/S. Higuera [Condition #114/MM TRANS -7b]
• Ramp meter improvements for southbound LOVR/101 and Higuera/101 [Condition #126 as
amended by the Community Development Director]
There are other improvements identified in the conditions, mitigation measures, and the
Development Agreement where the Subdivider is required to pay a fee for the project’s fair share
of the improvement instead of constructing the improvement. Some of these fees are for future
intersection improvements along Buckley Road, the extension of the Bob Jones Trail,
improvements at the S. Higuera/LOVR intersection, and the recent improvements to the LOVR
interchange. Other required fair share fees have been moved into the Citywide Transportation
Impact Fee (TIF) program, so payment of the current Citywide TIF by the Subdivider would
satisfy those requirements. Unless otherwise allowed in the project approvals, the fair share fees
will be paid at map recordation.
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Reimbursement Agreements
As outlined in the Development Agreement and the conditions of approval, some of the
infrastructure improvements being constructed with Tract 3089 are eligible for reimbursement
either through impact fee credits or through payments from other developers. A reimbursement
agreement outlining the process which will be used to implement reimbursement via fee credits
will be provided through agenda correspondence or presented at a future meeting .
Wetlands
Phase 1 will be disturbing 0.86 acres of the “Lockheed Wetland.” The wetland area will be
relocated, and an appropriate deed restriction placed over the relocated wetland area in
conformance with MM BIO-2A and regulatory agency permits. The resolut ion (Attachment A)
approving the final map also authorizes the Mayor to execute the easement document.
Agricultural Conservation
To compensate for the loss of onsite agricultural lands and to meet the open space objectives of
the General Plan, Section 7.04 of the Development Agreement requires Tract 3089 to dedicate at
least 50 acres of on-site open space and/or agricultural land and preserve at least 50 acres of
offsite open space and/or agricultural land. To compensate for the loss of ag lands in Phase 1 , the
Subdivider will be dedicating an easement for 30 acres of on-site ag land with map recordation.
The resolution approving the final map also authorizes the Mayor to execute the easement
document.
Approving the Final Map
Although tentative maps typica lly have an initial two -year life per Municipal Code Section
16.10.150, approval of a Development Agreement allows for that lifespan to be extended
pursuant to Government Code Section 66452.6(a)(1). Section 8.04 of the Development
Agreement extends the life of the tentative map to the later of (i) the expiration or earlier
termination of the Development Agreement or (ii) the date upon which the tentative map would
expire under the laws of the State of California. According to Section 1.03.1 of the Development
Agreement , the duration of the Development Agreement could be all the way up to the year
2047. The final map must be completed prior to expiration of the tentative map.
The final map for Tract 3089 Phase 1 (Attachment I) is ready to be approved. There are a few
minor revisions still required for technical accuracy and condition compliance, but those changes
will be completed before the map records. Pursuant to Section 16.14.080 of the Municipal Code,
the Public Works Director has determined that the final map is in substantial compliance with the
tentative map and approved modifications thereof. California Government Code Section 66474.1
states that “a Legislative body shall not deny approval of a final or parcel map if it has previously
approved a tent ative map for the proposed subdivision and if it finds that the final or parcel map
is in substantial compliance with the previously approved tentative map.” The approval of a final
map is considered a ministerial action.
Appropriate securities will be submitted prior to map recordation to guarantee completion of the
required subdivision improvements as shown in the Subdivision Agreement (Attachment J). The
Subdivision Agreement is still in draft form as some details still need to be confirmed with the
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Subdivider such as amount and timing of fee payments, bonds, and specific language in the
agreement. The resolution approving the final map also authorizes the Mayor to sign the
Subdivision Agreement requiring the Subdivider to complete the subdivision impro vements.
Policy Context
The proposed action approving the final map is consistent with the policies set forth in the
previously referenced Municipal Code and California Government Code sections.
Public Engagement
Public notification for the tentative map, environmental document, and underlying entitlements
occurred with the Planning Commission hearings on June 28, 2017, June 29, 2017, July 12,
2017, and August 9, 2017 and at the City Council on August 9, 2017, and September 19, 2017.
Approval of the final map is considered a ministerial action, so a public hearing to approve the
final map is not required.
CONCURRENCES
The Director of Public Works, the Director of Parks and Recreation, the Fire Chief, and the
Natural Resources Manager concur with the reco mmended action.
ENVIRONMENTAL REVIEW
The Avila Ranch Development Plan and associated Final Environmental Impact Report were
approved and certified by the City Council on September 19, 2017, pursuant to Resolution
No. 10832 (2017 Series). The FEIR constit utes the complete environmental determination for the
project. The final map is substantially in conformance with the tentative map evaluated with this
prior environmental determination.
Approval of the final map is statutorily exempt under the California Environmental Quality Act
(CEQA) pursuant to Section 15268(b)(3) Ministerial Projects (approval of final subdivision
maps) of Title 14 of the California Code of Regulations (State CEQA Guidelines). Therefore, no
further environmental review is required.
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FISCAL IMPACT
Budgeted: No Budget Year: Will be proposed for 2019-21
Funding Identified: Yes
Fiscal Analysis:
Funding Sources Current FY Cost
Annualized
On-going Cost
Total Project
Cost
General Fund $432,750 0 $432,750
State 0 0 0
Federal 0 0 0
Fees 0 0 0
Other: CFD 0 $1.7 million
at buildout
Annual cost is
ongoing
Total $432,750 $1.7 million
at buildout
One-time cost of
$432,750 plus
annual ongoing
CFD costs
There is no new fiscal impact to the City associated with approving the final map fo r Tract 3089
Phase 1. The table above represents costs the City will incur upon acceptance of the improvements
by the City, which will occur by separate Council action once the subdivision improvements are
deemed complete. The $432,750 General Fund costs are for the City’s share of constructing the
Class I bike path along the Buckley Extension from Vachell to S. Higuera and the City’s share of
constructing the S. Higuera sidewalk from LOVR to the City limits, which are funded through the
Citywide TIF. The CFD structure is designed to be revenue neutral to the City to fund the cost of
services, such as police and fire, and infrastructure maintenance. The CFD is analyzed each year
and increased incrementally as more of the CFD -maintained services and improvements come
online. Each year the City levies a tax to the CFD for projected costs. An analysis of the annual
costs to provide the services and infrastructure maintenance to the Avila Ranch development,
including administration, is estimated to be $1.7 millio n at buildout. The CFD is estimated to
generate $1.7 million in annual revenue at buildout, therefore no fiscal impact is anticipated. This
equates to about $200 per month per unit but alleviates the need for a homeowner’s association.
This cost has previo usly been determined to be within the City’s financial plan policy limits for total
property tax burden.
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ALTERNATIVE
Deny approval of the final map. Denying approval of the final map can apply if findings are
made that the requirements or conditions of the tentative map have not been met or performed
(Section 66473 of the Subdivision Map Act) or if findings are made that the final map is not in
substantial compliance with the previously approved tentative map (Section 66474.1 of the
Subdivision Map Act). Because the final map is in substantial compliance with the tentative map
and all the conditions of the map will be met or securities deposited prior to map recordation,
Sections 66474.1 and 66473 of the Subdivision Map Act require that City Council appr ove the
map. Therefore, denying approval of the final map is not a recommended alternative unless the
required findings are made.
Attachments:
a - Draft Resolution Approving Final Map
b - Vicinity Map
c - Reading File - Resolution Approving Tentative Map
d - Reading File - Tentative Map
e - Reading File - Development Agreement
f - Phasing Plan
g - Park Layout
h - Fee Offers
i - Final Map draft
j - Draft Subdivision Agreement
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R _____
RESOLUTION NO. (2018 SERIES)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, APPROVING THE FINAL MAP FOR TRACT 3089
PHASE 1 AVILA RANCH (175 VENTURE DRIVE, SBDV-2042-2015)
WHEREAS, the City Council made certain findings concerning the vesting tentative map for
Tract 3089, as prescribed in Resolution No. 10832 (2017 Series); and
WHEREAS, the City Council entered into a Development Agreement with the Subdivider
of Tract 3089 with Ordinance No. 1639 (2017 Series); and
WHEREAS, the Community Development Director approved minor corrections to the
tentative map as allowed by the City Municipal Code and California Government Code; and
WHEREAS, the subdivider has requested that the Council approve the final map for
Tract 3089 Phase 1; and
WHEREAS, there are certain lots that will be offered to the City in fee for public purposes;
and
WHEREAS, there are certain wetland areas within Tract 3089 that need to be relocated and
preserved; and
WHEREAS, Tract 3089 is required to preserve at least 50 acres of on-site open space and/or
agricultural land and preserve at least 50 acres of offsite open space and/or agricultural land by the
recordation of deed restrictions, but only a portion of that is required to be preserved with Phase 1 ;
and
WHEREAS, the subdivider will be constructing certain improvements that are eligible for
fee credits per the project’s development approval documents and the City’s AB1600 fee program;
and
WHEREAS, the subdivider has agreed to offer an easement for the ultimate widening of
Buckley Road along the Tract 3089 frontage if needed for a City, County or development project; and
WHEREAS, portions of Buckley Road and Vachell Lane are located within the County and
could continue to be maintained by the County, but the pedestrian and bicycle facilities may need to
be maintained by the City; and
WHEREAS, the subdivider will submit appropriate securities to guarantee installation of
the required subdivision improvements as shown on the approved plans prior to map recordation,
and the required fees will be received prior to map recordation, as prescribed in the Subdivision
Agreement , the Development Agreement, and the project approvals; and
WHEREAS, all requirements, conditions and mitigation measures required per said
Council Resolution No. 10832 (2017 Series) approving the tentative map and Ordinance No. 1639
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(2017 Series) approving the Development Agreement have been completed or appropriate
securities will be in place to guarantee their completion prior to map recordation; and
WHEREAS, some of the improvements being constructed by Tract 3089 Phase 1 are off-site
and are considered stand-alone projects that could be completed and accepted for maintenance by the
City prior to completion of the remaining subdivision improvements; and
WHEREAS, the Avila Ranch Development Plan and associated Final Environmental Impact
Report were approved and certified by the City Council on September 19, 2017, pursuant to
Resolution No. 10832 (2017 Series); and
WHEREAS, approval of the final map is statutorily exempt under the California
Environmental Quality Act (CEQA) pursuant to Section 15268(b)(3) Ministerial Projects (approval
of final subdivision maps) of Title 14 of the California Code of Regulations (State CEQA Guidelines).
Therefore, no further environmental review is required.
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis Obispo
as follows:
SECTION 1. The final map for Tract 3089 Phase 1 is found to be in substantial conformance
with the tentative map.
SECTION 2. The Community Development Director is authorized to issue fire
development fee credits to Tract 3089 Phase 1 with concurrence from the Fire Chief and the
Finance Director.
SECTION 3. Phase 1 provides sufficient parkland and park improvements to meet City
requirements based on the projected population and housing onsite, so there are no "in-lieu" park fees
required.
SECTION 4. The Mayor is authorized to accept fee offers for the interim fire station lot, the
sewer lift station lot, and the open space lots once the improvements are complete to the satisfaction
of the Public Works Director. The fee offers shall be in a form substantially the same as shown in
Attachment H of the staff report.
SECTION 5. The Mayor is authorized to accept an easement for biological open space for
the wetland relocation on Tract 3089 in a form acceptable to the Natural Resources Manager and
the City Attorney.
SECTION 6. The Mayor is authorized to accept an easement for on-site preservation of
farmland on Tract 3089 in a form acceptable to the Natural Resources Manager and the City
Attorney.
SECTION 7. The Mayor is authorized to execute an agreement with the subdivider of Tract
3089 requiring the subdivider to offer an easement to the City for the ultimate widening of Buckley
Road along the project frontage if needed for a City, County, or development project in a form
acceptable to the Public Works Director and the City Attorney.
SECTION 8. The Public Works Director is authorized to execute an agreement with the
County of San Luis Obispo for the cost sharing of maintenance for Buckley Road, Vachell Lane and
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the associated pedestrian/bicycle facilities in a form acceptable to the Public Works Director, Finance
Director, and City Attorney.
SECTION 9. Approval of the final map for Tract 3089 Phase 1 shown in Attachment I of
the staff report is hereby granted with the understanding that minor changes to the final map for
technical accuracy and condition compliance are still needed. The Public Works Director is
authorized to approve these changes and record the map when it is deemed to be complete and all
conditions and mitigation measures are complied with.
SECTION 10. The Mayor is authorized to approve revisions to the Subdivision Agreement
for Tract 3089 Phase 1 and execute the agreement in a form substantially the same as shown in
Attachment J of the staff report.
SECTION 11. The Public Works Director is authorized to reduce or release securities for the
off-site improvements once the requirements for release are met and is authorized to cause the
improvements to be accepted into the City’s maintenance system.
SECTION 12. The Mayor and City staff are authorized to take action necessary to carry out
the intent of this resolution.
SECTION 13. Environmental Review. the Avila Ranch Development Plan and associated
Final Environmental Impact Report constitute the complete environmental determination for the
project. The final map is substantially in conformance with the tentative map evaluated with these
prior environmental determinations. Approval of the final map is statutorily exempt under the
California Environmental Quality Act (CEQA) pursuant to Section 15268(b)(3) Ministerial Projects
(approval of final subdivision maps) of Title 14 of the California Code of Regulations (State CEQA
Guidelines). Therefore, no further environmental review is required.
Upon motion of _______________________, seconded by ________________________,
and on the following roll call vote:
AYES:
NOES:
ABSENT:
The foregoing resolution was adopted this ______ day of _______________ 2018.
________________________________
Mayor Heidi Harmon
ATTEST:
______________________________
Teresa Purrington
City Clerk
APPROVED AS TO FORM:
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Resolution No. (2018 Series) Page 2
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, this ______ day of ______________, _________.
______________________________
Teresa Purrington
City Clerk
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TRACT 3089 PHASING PLAN
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AVILA RANCH PARK LAYOUT
PHASE 1 PARKS
Lot Number on Tract Map Acreage presented to PRC Acreage shown on tract map
Park A 30 2.57 3.07 (includes conversion of
turf field to a drainage basin)
Park B 87 0.32 0.31
Park C 183 and 189 0.96 0.77
Stevenson Park Easement on Lots 132 & 149 Not included in PRC review 0.06
Total 3.85 4.21
PRC = Parks and Recreation Commission
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Recording Requested by
and when recorded, return to:
City Clerk
City of San Luis Obispo
990 Palm Street
San Luis Obispo, CA 93401
NO DOCUMENT TAX DUE
R&T Code 11922
NO FEE FOR GOVT. AGENCY
GOVERNMENT CODE 27383
IRREVOCABLE & PERPETUAL
OFFER OF DEDICATION
(In -Fee Parcels)
FOR VALUABLE CONSIDERATION, receipt and sufficiency of which is hereby acknowledged,
Avila Ranch, LLC as OFFEROR, hereby GRANTS to the City of San Luis Obispo, a municipal
corporation and charter city, as OFFEREE, a perpetual and irrevocable offer of dedication of fee
title to the following real property and for the following public purposes:
Lot: Public Purpose:
Lot 29 of Tract 3089 recorded on ____________, 2019 in
Book ______ of Maps, Pages ____ through ____, inclusive,
in the office of the County Recorder of the County of San
Luis Obispo, State of California
Public Utilities - sewer lift station, water
and recycled water
Lot A of Tract 3089 recorded on ____________, 2019 in
Book ______ of Maps, Pages ____ through ____, inclusive,
in the office of the County Recorder of the County of San
Luis Obispo, State of California
Drainage, pedestrian and bicycles right
of way, sewer, water, public utilities,
telephone, cable television, fiber optic,
cell towers, bridges, and street widening
Lot 184 of Tract 3089 recorded on ____________, 2019 in
Book ______ of Maps, Pages ____ through ____, inclusive,
in the office of the County Recorder of the County of San
Luis Obispo, State of California
Open space
Lot 187 of Tract 3089 recorded on ____________, 2019 in
Book ______ of Maps, Pages ____ through ____, inclusive,
in the office of the County Recorder of the County of San
Luis Obispo, State of California
Fire station, affordable housing, and
park
It is understood and agreed that the City of San Luis Obispo and its successors and assigns shall
incur no liability with respect to such offer of dedication, and shall not assume any responsibility
for the offered parcel of land or any improvements thereon or therein, until such offer has been
accepted by action of the City of San Luis Obispo. OFFEROR agrees that this irrevocable and
perpetual Offer to Dedicate is and shall be binding on his heirs, legatees, successors and assignees.
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Pursuant to Section 66477.5 of the Subdivision Map Act, Grantee shall reconvey any of the lots
identified in this Offer to Dedicate to the subdivider named below if Grantee makes a
determination that the public purpose for which the property is dedicated does not exist, or the
property or any portion thereof is not needed for public utilities except for any portion of the
property that is required for the same public purpose or public utilities.
Subdivider: Avila Ranch, LLC
Address: 3596 Broad Street, Suite 104
San Luis Obispo, CA 93401
Phone Number: (805) 242-9221
IN WITNESS WHEREOF, OFFEROR hereunto caused its/their name(s) to be subscribed this
day of ______________________, 2018.
OFFEROR:
Avila Ranch, LLC
By: ______________________________
Andy Mangano
Its: Managing Member
(Attach Notary Certificate)
(Attach Beneficiary Subordination)
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CONSENT OF BENEFICIARY TO SUBORDINATE
_____________________________________ is a Beneficiary under that certain Deed of Trust(s)
dated _____________________, executed by _________________________________, Trustor,
and recorded _________________________________ as Instrument Number(s)
___________________________ of Official Records in the Office of the County Recorder,
County of San Luis Obispo, State of California. The Deed of Trust(s) encumber(s) the real
property described in the attached offer. As the Beneficiary of said Deed of Trust(s), the
undersigned hereby consents to the execution and recordation of the attached Irrevocable &
Perpetual Offer of Dedication if the offer is accepted by the City, and to subordinate the
undersigned’s interest in the real property to the Irrevocable & Perp etual Offer of Dedication.
Date: _____________ ______________________________________
Beneficiary
Date: _____________ ______________________________________
Beneficiary
[Signatures of Beneficiaries must be notarized.]
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1
SUBDIVISION AGREEMENT
THIS AGREEMENT is dated this ______ day of ___________201___ by and
between AVILA RANCH, LLC, a California limited liability company, herein referred to as
"Subdivider," and the CITY OF SAN LUIS OBISPO, herein referred to as the "City."
RECITALS
REFERENCE IS HEREBY MADE to that certain proposed subdivision of real
property in the City of San Luis Obispo, County of San Luis Obispo, State of California, a
description of which is shown on the Final Map of Tract 3089 Phase 1, City of San Luis
Obispo, California, as approved by the City Council on the ____ day of ___________,
201___.
The Subdivider desires that said Tract 3089 Phase 1 be accepted and approved as
a Final Map pursuant to the Subdivision Regulations of the City of San Luis Obispo (Title
16 of the San Luis Obispo Municipal Code), and
It is a condition of said regulations that the Subdivider agree to install the
improvements as set forth on the plans therefore.
TERMS AND CONDITIONS:
In consideration of the foregoing, the Subdivider does hereby agree to construct
and install the following subdivision improvements in accordance with said subdivision
regulations, and in accordance with approved plans and specifications on file in the office
of the City Engineer, City of San Luis Obispo, to wit:
1. CURB, GUTTERS AND SIDEWALKS
2. STREET BASE AND SURFACING
3. WATER MAINS and SEWER MAINS, including sewer laterals to the property line
and water services to the curb stop.
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4. LANDSCAPING
5. DRAINAGE STRUCTURES
6. STREET LIGHTS
7. ELECTRIC, GAS, TELEPHONE AND CABLE TELEVISION: In addition to the
inspection and approval of such facilities by the City, each public utility shall be
required to file a letter stating that the developer has properly installed all facilities to
be provided by him, and that the said utility is prepared to provide service to
residents upon request.
8. ANY & ALL OTHER IMPROVEMENTS shown on plans or required by project
approvals.
All of the above facilities shall be installed in the locations designated and to the plans and
specifications on file and approved by said City Engineer.
The lines and grades for all of said improvements shall be established by the
Subdivider in accordance with said approved plans and specifications.
The Subdivider agrees that the work of installing the above improvements shall
begin within thirty (30) days from the date of recording of the final map, and that the work
shall be completed within twelve (12) months of said recording date, unless an extension
has been granted by the City, provided that if completion of said work is delayed by acts of
God or labor disputes resulting in strike action, the Subdivider shall have an additional
period of time equivalent to such period of delay in which to complete such work. Any
extension of time hereunder shall not operate to release the surety on the Improvement
Security filed pursuant to this agreement. In this connection, the surety waives the
provisions of Section 2819 of the Civil Code of the State of California.
No building permits will be issued nor occupancy granted after the expiration date
of the agreement until completion and acceptance of all subdivision improvements unless
specifically approved by the City.
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The Subdivider does also agree to comply with the conditions established by the
City Council and has paid the necessary fees as indicated on the attached Exhibits 1
and 2.
Setting of new survey monuments or resetting of disturbed monuments shall be in
accordance with Article 5, paragraph 8771 et seq., of the Professional Land Surveyors
Act, Chapter 15 of the Business and Professions Code of the State of California.
The Subdivider attaches hereto, as an integral part hereof, and as security for the
performance of this agreement, instrument(s) of credit or bond approved by and in favor of
the City of San Luis Obispo, and conditional upon the faithful performance of this
agreement. Said instrument(s) of credit or bond is/are in the amount(s) shown in Exhibit 2,
which is the amount of the estimated cost of said improvements.
Subdivider agrees to remedy any defects in the improvements arising from faulty
workmanship or materials or defective construction of said improvements occurring within
twelve (12) months after acceptance thereof. In accordance with Sections 66499.7 and
66499.9 of the Government Code of the State of California, upon final completion and
acceptance of the work, City will release all but 10% of the improvement security, that
amount being deemed sufficient to guarantee faithful performance by the Subdivider of his
obligation to remedy any defects in the improvements arising within a period of one year
following the completion and acceptance thereof.
Completion of the work shall be deemed to have occurred on the date which the
City Council shall, by resolution duly passed and adopted, accept said improvements
according to said plans and specifications, and any approved modifications thereto.
Neither periodic nor progress inspections or approvals shall bind the City to accept said
improvements or waive any defects in the same or any breach of this agreement.
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“AS-BUILT” record drawings are to be submitted within four weeks of completion of
construction and prior to City acceptance of the public improvements.
If the Subdivider fails to complete the work within the prescribed time, the
Subdivider agrees that City may, at its option, declare the instrument of credit or bond
which has been posted by Subdivider to guarantee faithful performance, forfeited and
utilize the proceeds to complete said improvements, or city may complete said
improvements and recover the full cost and expense thereof from the Subdivider or his
surety.
The Subdivider has deposited with the City a labor and materials surety or
sureties in the amount of 50% of the above described subdivision improvements in
accordance with State law.
Said Subdivider shall pay an inspection fee for City to inspect the installation of said
subdivision improvements, and to verify that they have been completed in accordance with
the plans and specifications.
If off-site dedication of property is necessary to facilitate the construction of the
required subdivision improvements, the Subdivider and City shall adhere to the
requirements of Section 6.04 of the Development Agreement adopted by the City Council
on October 3, 2017 by Ordinance No. 1639 (2017 Series) with regards to acquiring said
off-site dedication.
Title 16 of the San Luis Obispo Municipal Code, entitled "Subdivision," all plans and
specifications on file with said City Engineer as a part of said Subdivision Map, and all
other documents filed with the City by the Subdivider and approved by the City Engineer
are hereby referred to for further particulars in interpreting and defining the obligations of
the Subdivider under this agreement.
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Pursuant to Government Code Section 66474.9(b), the subdivider shall defend,
indemnify and hold harmless the City and/or its agents, officers and employees from any
claim, action or proceeding against the City and/or its agents, officers or employees to
attack, set aside, void or annul, the approval by the City of this subdivision, and all actions
relating thereto, including but not limited to environmental review (“Indemnified Claims”).
The City shall promptly notify the subdivider of any Indemnified Clai m upon being
presented with the Indemnified Claim and City shall fully cooperate in the defense against
an Indemnified Claim.
It is understood and agreed by and between the Subdivider and the City hereto that
this agreement shall bind the heirs, executors, administrators, successors and assigns of
the respective Parties to this agreement.
It is agreed that the Subdivider will furnish copies of the successful bidder's contract
unit prices and total bid prices for all of the improvements herein referred to.
[signatures on following page]
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IN WITNESS WHEREOF, this agreement has been executed by:
SUBDIVIDER
AVILA RANCH, LLC
a California limited liability company
____________________________
Andrew Mangano, Managing Member
CITY OF SAN LUIS OBISPO
MAYOR Heidi Harmon
ATTEST:
CITY CLERK Teresa Purrington
APPROVED AS TO FORM:
CITY ATTORNEY Christine Dietrick
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EXHIBIT 1Error! Bookmark not defined.
TRACT 3089 PHASE 1
SUBDIVISION AGREEMENT
1. The Subdivider has deposited a monumentation security in the amount of $xxxx to
guarantee the installation of survey monuments in accordance with the approved map and
payment for same. Said guarantee will be released once the installation of monuments has
been verified and that existing monuments have not been disturbed, and upon receipt by the
City of a letter from the Surveyor indicating that they have completed the work and have
been paid. Subdivider shall adhere to the requirements of California Business and
Professions Code Section 8771 with regards to monument preservation. The monumentation
security also guarantees the replacement of any monuments that were disturbed during
construction, along with filing of Records of Survey or Corner Records required by said
Section 8771.
2. Phase 1 provides sufficient parkland and park improvements to meet City requirements
based on the projected population and housing onsite, so there are no "in-lieu" park fees
required. The subdivision improvement bonds include the requirement to pay for a
biological, archeological and Native American monitor per the mitigation measures.
3. Water Impact Fees for irrigation water meters shown on the subdivision improvement plans
shall be paid prior to subdivision improvement plan approval per Condition #59.
4. The Subdivider has elected to pay a roadway maintenance fee to satisfy Condition #40.
The fee of $_______ was approved by the City Engineer in accordance with City
Engineering Standards and guidelines. Revise this language if Subdivider elects to post
bond and do deflection testing instead.
5. The Subdivider has submitted a security in the amount of $xxxx to guarantee habitat
restoration and monitoring per Mitigation Measure BIO-2b. Need details of what this is
and when it can be released.
6. The Subdivider shall comply with all requirements of Council Resolution No. 10832
(2017 Series) approving the tentative map and Ordinance No. 1639 (2017 Series)
approving the Development Agreement.
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EXHIBIT 2
TRACT 3089 PHASE 1 - FEE AND BOND LIST
175 VENTURE
Amount Form Date Received Bond Release Status
Bonds and Guarantees:
On-Site Faithful Performance:
Can be released upon City Council acceptance of improvements, deposit of one-year
warranty surety, and approval of record drawings.
1 On -Site Subdivision Improvements
(FMAP-xxxx-xxxx)
$xxxx xxx xxx
2 Park Improvements for Parks A, B and C
(FMAP-xxxx-xxxx)
$xxxx xxx xxx
3 Habitat Restoration and Monitoring
per MM BIO-2b
$xxxx xxx xxx
Off-Site Faithful Performance: Can be released upon Public Works Director acceptance of improvements, deposit of
one-year warranty surety, and approval of record drawings.
????
(FMAP-xxxx-xxxx)
$xxxx xxx xxx
????
(FMAP-xxxx-xxxx)
$xxxx xxx xxx
Ramp meter for the southbound 101
on -ramp at LOVR per amended
Condition #126
$1,250,000 xxx xxx
Security to Guarantee Completion of Plans Can be released upon City approval of the plans.
Ramp meter for the southbound 101
on -ramp at LOVR
$250,000 Certificate of
Deposit
xxx
Ramp meter for the southbound 101 on-
ramp at S. Higuera per amended
Condition #126
$200,000 Certificate of
Deposit
Labor & Materials (50% of cost of each of
the above improvements)
$xxxx xxx xxx Can be released 90 days after
acceptance of improvements, if no
claims. (Civil Code Section 8412)
Monument Guarantee $xxxx CD or Letter
of Credit
xxx Can be released upon verification
that monuments have been set and
surveyor has been paid.
10% Warranty To be collected prior to release of Faithful
Performance Bonds
Can be released one-year after
acceptance of improvements, if all
of the following are completed:
(1) no defects, (2) approval of
record drawings, and (3) submittal
and approval of a post-
construction landscape and
restoration report per MM BIO-2g
Fees:
Map Check Fee $43,458.37 Check 6/4/18
Improvement Plancheck Fee:
Deposit
Balance Due
Total
$36,643.31
$xxxx
$xxxx
Check
xxx
5/3/18
Xxx
Construction Inspection Fee $xxxx xxx xxx
Roadway Maintenance Fee $xxx xxx xxx To be deposited in Acct #
40050300-90346953 Streets
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Reconstruction and Resurfacing
Master per Matt Horn
Parkland In-Lieu Fee N/A
Park Development In-Lieu Fees N/A
Water Impact Fees for irrigation meters $xxxx xxx xxx
Fair Share Traffic Mitigation Fee
(Buckley/SR 227 – Condition #116.a)
$270,000 xxx xxx
Fair Share Traffic Mitigation Fee
(S. Higuera/LOVR – Condition #116.b)
$xxxx xxx xxx
Fair Share Traffic Mitigation Fee
(S. Higuera Class I bike path – Condition
#116.c)
$xxxx xxx xxx Not required if project is in
Citywide TIF. Need to verify.
Fair Share Traffic Mitigation Fee
(S. Higuera/Tank Farm - Condition
#116.e)
$113,900 xxx xxx Not required if project is in
Citywide TIF. Need to verify.
Fair Share Traffic Mitigation Fee
(Buckley/Vachell – Condition #116.g)
$xxxx xxx xxx
Fair Share Traffic Mitigation Fee
(Buckley/227 – T34 and Development
Agreement)
$272,900 xxx xxx
Fair Share Traffic Mitigation Fee
(Buckley/Davenport – Development
Agreement)
$230,000 xxx xxx
Fair Share Traffic Mitigation Fee
(LOVR Interchange – T25)
$xxx xxx xxx
Affordable Housing Requirements See Affordable Housing Agreement
Water Impact Fee1 To be collected with building permit
Wastewater Impact Fee1 To be collected with building permit
Transportation Impact Fee1 To be collected with building permit
1 All Impact Fees are adjusted annually (July 1) based on CPI. Credit given for demolished units.
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