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BACKGROUND The "Village at Ironwood" is a residential subdivision proposed by Ponderosa Homes. The property is located on the north side of the Operations Services Center as shown on the attached vicinity map (Attachment 1). On April 15, 2009, the Planning Commission approved an application by Ponderosa Homes for the Vesting Tentative Map to subdivide an approximately 23.1 -acre site located off Reimers Drive in the Ironwood Planned Unit Development into 110 single family home lots, plus four common area parcels. The proposed development will be constructed in several phases. Phase I (Tract 8004) will include Lots 1 through 3, the cul -de -sac serving these lots (Bradford Court), the extension of the entrance street into the development (currently Reimers Drive) and the extension of that street through the new development (to be called Bradford Way). All the streets within the development are private and will be maintained by the HOA. The Engineering staff, Planning staff, and the City Attorney's Office have reviewed the Final Map, Improvement Plans, and other legal documents for Tract 8004. All submittals are in substantial conformance with the PUD and Tentative Map approvals. Development fees have been paid, and a signed Subdivision Agreement and Growth Management Agreement have been submitted. DISCUSSION Proposed Improvements This phase of the development proposes new private streets within the boundaries of the tract. A portion of the entrance street to the development (Reimers Drive) was constructed as a public street under the Tract 7381 improvements of Ponderosa's Ironwood development. The extension of Reimers Drive (private) is proposed as a private two -lane (one lane in each direction with a landscape median island) divided parkway. Six large storm drain pipes are located below this street which will be used for hydromodification (to ensure that storm water leaving the development is not greater than the storm water that would have left the site in the pre development stage, as required under the Alameda County -wide storm water permit by the State Water Resources Control Board). Additionally, with this first phase, Ponderosa intends to construct Bradford Court. This court will be used for their three model homes. Access to the model homes on Bradford Court will be from Bradford Way. Ponderosa is developing this 23 -acre site in several phases, in a clockwise direction starting at the southwest corner of the site. This phase of the development will extend Bradford Way to the north end of the development and construct two courts (Dorset Court and Bingham Court)and a portion of a new street (Bingham Street); however, no homes will be constructed at this time along these streets. This phase will provide for early construction of the recreation center and for emergency access. Page 2 of 4