Staff Report
City Council
Item No. 3.G
Meeting Date: January 28, 2026
From: John A. Corella - Director of Public Works
Title: Adopt a Resolution accepting the public improvements and certifying completion of private improvements in a portion of amended Tract No. 31774, "Campanile"' and releasing securities, WH Campanile 141, LLC:
Developer.
RECOMMENDATION:
For the City Council adopt the Resolution accepting the public improvements and certifying completion of private improvements in a portion of Amended Tract No. 31774, authorizing the release of improvement agreement securities as described in the Resolution, and authorizing the Director of Public Works to file a Notice of Completion for the work.
BACKGROUND:
Tentative Tract No. 31774, Campanile, was originally approved by the City Council in March 2005, for the development of a Planned Unit Development of 285 residential units, located between Ramon Road and McCallum Way, west of Da Vall Drive. A vicinity map is attached.
The original subdivider, Ramon Santoro Group, LLC, built out 144 units and most of the interior private streets and infrastructure, as well as improving the two public frontage streets, Ramon Road and McCallum Way. The remaining 141 vacant lots were sold to GID Campanile, LLC (GID). As part of that sale, GID assumed the remaining improvement obligations for the remaining 141 lots. No further homes were developed by GID, nor were the street lights required on Ramon and McCallum ever completed.
In 2021, GID sold all the remaining lots to WH Campanile 141, LLC (Williams Communities, LLC), which assumed the obligation for completion of the private street improvements for the 141 lots and the completion of the missing street lights. Williams proceeded to build out 58 of the remaining 141 vacant lots and completed the installation of the missing street lights on Ramon and McCallum. In December 2024, Williams then sold the remaining 83 vacant lots to D. R. Horton Los Angeles Holding Company, Inc., which is now in the process of finishing out these last 83 remaining units.
When William Communities assumed the tract improvement obligations from GID, Williams posted surety bonds to guarantee completion of the missing street lights. All other private street improvements for the 58 lots were to be installed prior to the City’s issuance of Certificates of Occupancy (COO).
All of the private streets and common lot improvements fronting the lots developed by Williams have been satisfactorily completed to city standards. The street lights on Ramon and McCallum have been installed, and the Campanile Homeowner’s Association has assumed the energy charges for the street lights by recorded covenant.
Therefore, the private improvements and the street light work completed by WH Campanile 141, LLC, can now be accepted, and the surety bond guaranteeing the street light completion can be released. A Resolution has been prepared for this purpose and is attached.
DISCUSSION:
A Notice of Completion (NOC) has been prepared (copy attached) and will be filed by the Director of Public Works upon approval of the Resolution, noting that all the improvements have been completed. No claims have been filed with the city against posted securities. The Resolution authorizes the release of the bond posted for faithful Performance upon its adoption. Pursuant to State law, the surety bond guaranteeing payment for labor and materials posted with the Subdivision Improvement Agreement will be released by the Director of Public Works ninety (90) days after recordation of the Notice of Completion, provided no claims have been filed.
Williams has posted a one-year warranty security to guarantee repair of any defects in materials or workmanship in street lights installed on Ramon and McCallum. The warranty security will be released by the Director of Public Works one year after adoption of this Resolution provided no claims have been filed or problems arise due to problems with materials or workmanship.
Lastly, all the required survey monuments have been set in the areas developed by Williams, and the surveyor of record has submitted evidence that he has been compensated for those services. In accordance with the terms of the original Subdivision Agreement, the security guaranteeing completion of the monuments has already been released.
The surety bonds posted by the developer to be released in accordance with the terms of the Subdivision Improvement Agreement and as outlined in the Resolution are as follows, and are all from Philadelphia Indemnity Insurance Company:
For Faithful Performance:
Public and private improvements (street lights): $33,480, Bond # PB03010410098
For Labor and Materials:
Public and private improvements (street lights): $16,740, Bond #PB03010410098
For Monumentation: $45,000 cash deposit (already released) FISCAL IMPACT:
There will be minimal fiscal impact upon the City due to the adoption of this Resolution. The private improvements within the development will be maintained by the Developer initially and then passed on to the Homeowners Association (Campanile HOA), and the energy costs for the street lights on the frontage streets will be paid by the Campanile HOA.
FIVE-YEAR STRATEGIC PLAN:
GOAL B - COMMUNITY INVESTMENT
ATTACHMENTS:
1. Vicinity Map of Amended Tract No. 31774
2. Resolution
3. Notice of Completion