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BACKGROUND Tract 7975 is a single-family residential subdivision proposed for the parcel at 4238 First Street. The property is located east of First Street and south of Vineyard Avenue as shown on attached vicinity map. On February 19, 2008, the City Council adopted Ordinance 1971 approving PUD-64, an application by First Street LLC to rezone to PUD High Density Residential, to subdivide the parcel into five parcels, to renovate the existing home, and to construct four detached single-family units. On February 27, 2013, the Planning Commission approved an application for Vesting Tentative Map 7975, to subdivide the subject property consistent with the PUD-64 development plans for this site. The Engineering staff, Planning staff, and the City Attorney's Office have reviewed the Final Map, Improvement Plans, and other legal documents for Tract 7975. The developer has prepared the required disclosure deeds and maintenance agreement. All submittals are in substantial conformance with the Tentative Map. Development fees have been paid, and the signed Subdivision Agreement has been submitted. DISCUSSION Proposed Improvements The development proposes one private driveway. This driveway will be maintained by the individual property owners and will provide access to the existing and new single family homes. The sanitary sewer main and the water main serving this project will be maintained and operated by the City. The storm drain, water and sewer laterals, private retaining walls and private driveway will be the responsibility of the property owners and maintenance association. Bio Swales The developer proposes to utilize bio treatment areas on the north side of the private driveway sized for treating strormwater runoffs resulting from a two-year, 24-hour storm, per the City's current stormwater NPDES permit. Discretion to Deny the Final Map A local agency may not disapprove a Final Map if it has previously approved a Tentative Map for the proposed subdivision and if it finds that the Final Map is in substantial compliance with the previously approved Tentative Map (Government Code, section 66474.1). A Final Map shall be disapproved only for failure to meet conditions that were applicable at the time the Tentative Map was approved. If the Final Map is disapproved, there must be a finding identifying the conditions that were not met (Government Code, Page 2 of 3