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BACKGROUND Tract 8064 is the third phase of this residential subdivision constructed by Ponderosa Homes. The property is located on the north side of the City Operations Services Center, as shown on the attached vicinity map. On February 17, 2009, the City Council approved PUD-74, an application by Ponderosa Homes to construct 110 detached single-family homes for residents aged 55 years and older. It is located at 1 Reimers Drive in the Ironwood Development on an approximately 23 acre site. On April 15, 2009, the Planning Commission approved an application by Ponderosa Homes for a Vesting Tentative Map to divide the property for the housing project. This Vesting Tentative Map for 110 single family homes has been developed in four phases. Phase I (Tract 8004) constructed lots 1 through 3 for model homes; Phase II (Tract 8023), constructed 40 single family homes, and Phase III (Tract 8064) constructed 32 single family homes. Phase IV (Tract 8103), the last phase, is constructing 35 single family homes. Phases I and II have been constructed and public improvements were accepted by the City Council on November 5, 2013. Phase III has been constructed and public improvements are ready for acceptance. DISCUSSION Improvements Tract 8064 has constructed all private streets including Bingham Street, Chatham Place, an extension of Felton Terrace, and an extension of Newport Street. Street construction included a private storm drain system, private street lights, public water and public sewer systems. The remaining Tract 8103 (Phase IV) is under construction, which will extend Chatham Place. All the streets, street lights and storm drain systems within the development are private and will be maintained by the Home Owners Association (HOA). Upon acceptance of this project, the sanitary sewer and the water systems within the development will be maintained and operated by the City. Retaining Walls/Sound Walls The retaining walls and sound walls along the project perimeter were constructed within the tract boundary with the project's mass grading work. The structure of the wall will be maintained by the HOA as detailed in the project CC&R; the interior surface of the walls shall be maintained by the respective property owners. Trail Connection An eight-foot wide unpaved trail has been graded adjacent to the northern boundary of this development. The developer, Ponderosa Homes, is coordinating remaining work with existing residences of this development, Zone 7 and City staff.