DRC presses Invitation Cove applicant on loop road, utilities and geotech; developer seeks expedited site clearing amid illegal dumping

Development Review Committee members on Oct. 29 reviewed the Invitation Cove construction-site plan second submittal and identified a series of technical issues the applicant must resolve before the project advances.

Jeremy, a planning reviewer, told the DRC the comprehensive plan’s transportation element discourages dead-end turnarounds for townhome developments and instead expects a continuous loop or equivalent mitigation and that on-street parking adjacent to townhomes is required in certain designated areas. "You can't do that," he said of turnarounds under the transportation element, and requested clarification of how the current proposal aligns with the comp plan.

Public Works and planning staff flagged missing calculations for the lift station and water-flow (hydraulics for fire hydrants). Public Works staff said the roadway is required to be private but water mains typically must be public; staff asked whether sanitary mains and lift stations would be public or private and asked for easement language if the system will require public maintenance.

Staff also raised a drainage-easement issue: a comment asked the applicant to move a westerly entrance out of a drainage easement. Applicant representatives said they believed some utilities/roadway elements were intended to be private and asked for clarification; Public Works explained the drainage easement traces existing outlet pipes and that easements are important for future maintenance if the system becomes public.

There were detailed technical requests for construction details showing how ADA ramps will interface with a valley curb, and a request for a geotechnical re-evaluation. Public Works said prior borings are about four years old and that seasonal high groundwater levels measured near ponds are higher and may not meet current standards; staff asked that the applicant provide either new borings or a geotech letter plus third-party (3P) clearance to justify relying on prior data.

Developer and owner Shane Acevedo said the team has spent about eight months reworking the site to townhomes and described repeated illegal dumping and homeless encampments on the property, which have led to code enforcement actions and large cleanup costs. Acevedo asked whether site-clearing permits could be expedited so cameras and fencing could be installed to deter trespassing. Public Works responded that an erosion and sediment-control plan is required; staff suggested submitting a mass-grading/construction-site plan via OpenGov and documenting the work as mass grading so permitted clearing and retention-pond measures could proceed while remaining compliant.

Staff and applicant agreed to meet again with Vlad and other reviewers to resolve outstanding engineering items. Fire said it would accept an on-site auto-turn demonstration if it confirms realistic vehicle movement.

Next steps: applicant to supply missing hydraulic and lift-station calculations, geotech clarification or new borings, ADA details for ramps and valley curbs, and a mass-grading/construction-site plan if clearing is to begin; staff to schedule a follow-up meeting and reissue outstanding comments.