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BACKGROUND On August 12, 2015, the Planning Commission recommended City Council approve PUD-111, a Planned Unit Development (PUD) application by Ponderosa Homes II, Inc. to construct 25 single-family homes and create five open space lots located on an approximately 4.2-acre site at 3430, 3440, and 3450 Cornerstone Court. On October 20, 2015, the City Council approved PUD-111 and adopted Ordinance No. 2129. On February 10, 2016, the Planning Commission approved an application by Ponderosa Homes II, Inc. for Vesting Tentative Map 8257, consistent with the PUD development plan for this site. The developer has submitted the required agreements, Final Map, Improvement Plans, and other legal documents for Tract 8257. Engineering and Planning staff and the City Attorney's Office have reviewed these documents and have found them to be in substantial compliance with the approved Vesting Tentative Map and PUD-111. Additionally, the developer has paid development fees and submitted security bonds (performance and labor and material bonds) as provided for in the subdivision agreement. DISCUSSION Proposed Improvements and Maintenance Responsibility As shown on Attachment 2, the development proposes new private streets (Juno Circle and Zenith Way) as well as an extension of Cornerstone Court. The private streets, bio- swales for storm water treatment, and private utilities (including street lights and storm drain systems within the private streets) will be maintained by a homeowners association specifically created for this project. Additionally, the development proposes to construct a public sanitary sewer main and a public water main within the private streets (in dedicated public easements) to serve the 25 single-family home lots. The sanitary sewer and water mains will be owned and maintained by the City. Discretion to Deny the Final Map The approval of the Final Map, when the Final Map substantially complies with the conditions of the Vesting Tentative Map, is a mandatory, ministerial act (Government Code, Section 66474.1). A Final Map shall be disapproved only for failure to meet conditions that were applicable at the time the Vesting Tentative Map was approved. If the Final Map is disapproved, there must be a finding identifying the conditions which were not met (Government Code, Section 66473). As stated previously, the Planning Commission approved the Vesting Tentative Map on February 10, 2016. Following the 15-day appeal period, the Vesting Tentative Map became effective February 26, 2016. The Planning approval is valid for two years; therefore the Vesting Tentative Map is valid through February 10, 2018. Staff has reviewed the conditions of approval of the Vesting Tentative Map and finds that all conditions have been satisfied and that the Final Map complies with those conditions. Page 2 of 3