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BACKGROUND On August 10, 2016, the Planning Commission recommended the approval of PUD- 110, a Planned Unit Development (PUD) application by Irby Ranch, LLC to construct 87 new single-family homes and related infrastructure on an approximately 10.6-acre site, create an approximately 1.64-acre lot to be dedicated to the City for affordable housing, and establish an open space/arroyo parcel on 2.8 acres, on a combined 15.03-acre site located at 3988 First Street, 3878 Stanley Boulevard and 3780 Stanley Boulevard. Additionally, PUD-110 will construct the Nevada Street extension, connecting First Street/Stanley Boulevard with the existing Nevada Street. On February 7, 2017, the City Council approved PUD-110, Vesting Tentative Map 8245, and the Development Agreement (DA) by adopting Ordinance No. 2157, Resolution 17- 914 and Ordinance 2158, respectively. The DA, among other things, provided for: • The deferment of payment of certain City Development Impact Fees that include Public Facilities Fees, Traffic Development Fees, City Water Connection Fees, and City Sewer Connection Fees, and • Credits towards Traffic Development and Public Facility Fees. Working with staff, Meritage (successor to Irby Ranch, LLC) has prepared the Final Map, Improvement Plans, Subdivision Agreement and other legal documents for Tract 8245. The City Attorney's Office, Engineering staff and Planning staff have reviewed these documents and have found them to be in substantial compliance with the approved PUD-110, the Vesting Tentative Map 8245 and the Development Agreement. Meritage has paid all development fees and submitted performance and labor and material bonds as provided for in the Subdivision Agreement. The development fees paid by Meritage include the Park Dedication In-Lieu Fee for 84 of the 87 homes as Meritage receives three credits for the Kaplan, Irby, and Zia homes. The Sunflower Hill lot is not exempted from the Park Dedication In-Lieu fee per Municipal Code Section 17.46.120. Sunflower Hill's 31 units fall under the definition of multi-family unit per Municipal Code Section 17.46.040. Accordingly, the fee will be imposed when Sunflower Hill applies for its building permit per Municipal Code Section 17.46.100.C., which provides "For projects without subdivision, the in-lieu fee shall be paid at the time of the building permit based on the fee in the Master Fee Schedule." DISCUSSION Proposed Improvements and Maintenance Responsibility As shown on Attachments 2 and 3, the subdivision agreement provides for the construction of public and private subdivision improvements serving the proposed 87 single-family homes and the Sunflower Hill lot. Public Improvements The public subdivision improvements that will be operated and maintained by the City include: • A public street (Nevada Street) connecting the existing First Street/Stanley Boulevard with the existing Nevada Street to the east of the development, and Page 2 of 4