Planning and Design Commission Report

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1 Planning and Design Commission Report 915 I Street, 1 st Floor Sacramento, CA File ID: October 11, 2018 Public Hearing Item 04 Title: ParkeBridge Lot K (P18-017) (Noticed 09/28/2018) File ID: Location: 3800 Fong Ranch Road; APN (Council District 3) Recommendation: Conduct a public hearing and upon conclusion approve: Item A: Addendum to a previously adopted Environmental Impact Report (P13-066); Item B: Revised Mitigation Monitoring Program; Item C: Planned Unit Development (PUD) Guidelines Amendment to the ParkeBridge PUD; Item D: Tentative Subdivision Map to subdivide 2.4 acres into 15 lots in the Single-Unit or Duplex Dwelling (R-1A-PUD) zone located in the ParkeBridge Planned Unit Development; and Item E: Site Plan and Design Review of the Tentative Subdivision Map. Contact: Garrett Norman, Associate Planner, , gnorman@cityofsacramento.org; Teresa Haenggi, Senior Planner, , thaenggi@cityofsacramento.org, Community Development Department Presenter: Garrett Norman, Associate Planner, , Community Development Department Applicant: Clifton Taylor, Taylor Builders LLC, 508 Gibson Drive #260, Roseville, CA 95678, (916) , clifton@taylor-builders.com Property Owner: JEN California 7 LLC, 508 Gibson Drive #260, Roseville, CA 95678, (916) , clifton@taylor-builders.com Attachments: 1-Description/Analysis 2-Background 3-Draft Resolution for ParkeBridge PUD Guidelines Amendment 4-Proposed Findings of Fact and Conditions of Approval City of Sacramento October 11, 2018 powered by Legistar Page 1

2 File ID: Public Hearing Item 04 5-Exhibit A: Mitigation Monitoring Program City of Sacramento October 11, 2018 powered by Legistar Page 2

3 File ID: Public Hearing Item 04 Description/Analysis Issue Detail: The applicant is requesting entitlements to develop a vacant 2.4-acre site into a 14-lot single-family subdivision with one landscape corridor lot in the ParkeBridge Planned Unit Development and the Single-Unit or Duplex Dwelling (R-1A-PUD) zone. The project is within Village 3B of the acre ParkeBridge PUD project, which was approved by Council on March 21, 2006 (P04-212). This project requires Planning and Design Commission review because it includes a Tentative Subdivision Map, text amendments to the ParkeBridge Planned Unit Development (PUD) Guidelines for the landscape corridor lot, and Site Plan and Design Review of the Tentative Map. Public/Neighborhood Outreach and Comments: The project was routed to several community groups including: Sacramento Area Bicycle Advocates, Sacramento Housing Alliance, WalkSacramento, Natomas Community Association, Natomas Chamber of Commerce, Gardenland/Northgate Neighborhood Association, and Preservation Sacramento. The site has been posted and all property owners within a 300-foot radius of the subject site were notified of the hearing. At the time of writing this report, staff has received a comment letter from WalkSacramento (Attachment 7) commenting on the walkability and connectivity of the project. In response to WalkSacramento s suggestion, the applicant has redesigned the project to widen the landscape lot to create better visibility and accessibility through the corridor; the corridor connects the northern residential blocks and to the south, where it connects to the future pedestrian/bike bridge and bike trail. Policy Considerations: The General Plan designation for the subject site is Suburban Neighborhood Medium Density (7-17 du/na). This project meets the key urban form characteristics envisioned for Suburban Neighborhood Medium Density by providing lot sizes which would accommodate future single-family detached dwellings and compatible public and quasi-public space. The following Goals and Policies from the Land Use and Urban Design Element of the 2035 General Plan support the project: GOAL LU 1.1: Growth and Change. Support sustainable growth and change through orderly and well-planned development that provides for the needs of existing and future residents and businesses, ensures the effective and equitable provision of public services, and make efficient use of land and infrastructure. Policy LU 1.1.5: Infill Development. The City shall promote and provide incentives (e.g., focused infill planning, zoning/rezoning, revised regulations, provision of infrastructure) for infill development, reuse, and growth in existing urbanized areas to enhance community character, optimize City investments in infrastructure and City of Sacramento October 11, 2018 powered by Legistar Page 3

4 File ID: Public Hearing Item 04 City of Sacramento community facilities, support increased transit use, promote pedestrian- and bicyclefriendly neighborhoods, increase housing diversity, ensure integrity of historic districts, and enhance retail viability. GOAL LU 2.1: City of Neighborhoods. Maintain a city of diverse, distinct, and wellstructured neighborhoods that meet the community s needs for complete, sustainable, and high-quality living environments, from the historic downtown core to well-integrated new growth areas. Policy LU 2.1.8: Neighborhood Enhancement. The City shall promote infill development, reuse, rehabilitation, and reuse efforts that contribute positively (e.g., architectural design) to existing neighborhoods and surrounding areas. GOAL LU 2.6: City Sustained and Renewed. Promote sustainable development and land use practices in both new development, reuse, and reinvestment that provide for the transformation of Sacramento into a sustainable urban city while preserving choices (e.g., where to live, work, and recreate) for future generations. Policy LU 2.6.1: Sustainable Development Patterns. The City shall promote compact development patterns, mixed use, and higher-development intensities that use land efficiently; reduce pollution and automobile dependence and the expenditure of energy and other resources, and facilitate walking, bicycling, and transit use. The proposed project has a proposed density of 8 dwelling units per net acre, which is consistent with the allowed density (7-17 du/na) in the Suburban Neighborhood Medium Density designation. The project is considered infill since it will be going in an area with existing neighborhoods located to the south of the project site and a freeway is located to the north of the site. Goal LU 2.7: City Form and Structure. Require excellence in the design of the city s form and structure through development standards and clear design direction. Policy LU Public Safety and Community Design. The City shall promote design of neighborhoods, centers, streets, and public spaces that enhances public safety and discourages crime by providing street-fronting uses ( eyes on the street ), adequate lighting and sight lines, and features that cultivate a sense of community ownership. Policy LU Walkable Blocks. The City shall require new development and reuse and reinvestment projects to create walkable, pedestrian-scaled blocks, publicly accessible mid-block and alley pedestrian routes where appropriate, and sidewalks appropriately scaled for the anticipated pedestrian use. Goal LU 4.1: Neighborhoods. Promote the development and preservation of neighborhoods that provide a variety of housing types, densities, and designs and a mix October 11, 2018 powered by Legistar Page 4

5 File ID: Public Hearing Item 04 of uses and services that address the diverse needs of Sacramento residents of all ages, socio-economic groups, and abilities. Policy: LU 4.1.3: Walkable Neighborhoods. The City shall require the design and development of neighborhoods that are pedestrian friendly and include features such as short blocks, broad and well-appointed sidewalks (e.g., lighting, landscaping, adequate width), tree shaded streets, buildings that define and are oriented to adjacent streets and public spaces, limited driveway curb cuts, paseos and pedestrian lanes, alleys, traffic-calming features, convenient pedestrian street crossings, and access to transit. Policy: LU 4.1.8: Connections to Open Space. The City shall ensure that new and existing neighborhoods contain a diverse mix of parks and open spaces that are connected by trails, bikeways, and other open space networks and are within easy walking distance of residents. The ParkeBridge Lot K project is located on a 2.4-acre lot, identified as Unit 1, in Village 3B. The single-family lots that were approved surrounding the proposed project, identified as Unit 2, include a pedestrian paseo (Lot L) between two single family lots. The proposed project includes a landscape lot (Lot A) that connects to Lot L to create a continuous paseo between the neighborhoods. It also creates walkable neighborhoods and easier connections to open space and planned bike trails. Goal LU 4.2: Suburban Neighborhoods. Encourage the creation of more complete and well-designed suburban neighborhoods that provide a variety of housing choices and mix of uses that encourage walking and biking. Policy: LU Enhanced Walking and Biking. The City shall pursue opportunities to promote walking and biking in existing suburban neighborhoods through improvements such as: o Introducing new pedestrian and bicycle connections o Adding bike lanes and designating and signing bike routes o Narrowing streets where they are overly wide o Introducing planting strips and street trees between the curb and sidewalk o Introducing traffic circles, speed humps, traffic tables, and other appropriate traffic-calming improvements The ParkeBridge Lot K project design implements a pedestrian paseo within the landscape corridor lot (Lot A) at the northern end of Street A that incorporates landscaping, trees, bollards, and lighting for residents to walk from their homes to the park and bike/pedestrian corridor. The development of the project also provides a connection for the previously approved right-of-ways and bike trails on either side of Street A. Environmental Considerations: An Environmental Impact Report (EIR) for the ParkeBridge project (P04-212) was certified by the City Council on March 14, 2006, by Resolution City of Sacramento October 11, 2018 powered by Legistar Page 5

6 File ID: Public Hearing Item The ParkeBridge Lot K project (P18-017) proposes minor changes to the original map to allow a previously undeveloped portion of the site to be remapped with 14 lots, for a total of 544 lots within the PUD. The Environmental Services Manager determined that the ParkeBridge Lot K project did not result in any of the circumstances identified in CEQA Guidelines section 15162, and an addendum was prepared for the ParkeBridge Lot K project. The Addendum, including the Revised Mitigation Monitoring Plan amended to reflect revised project conditions, is posted on the Community Development Department web site (under ParkeBridge ) at: Reports and is available for review at the office of the Community Development Department at 300 Richards Boulevard, Third Floor, Sacramento CA Year Flood Protection: State Law (SB 5) and Planning and Development Code chapter require that the City must make specific findings prior to approving certain entitlements for projects within a flood hazard zone. The purpose is to ensure that new development will have protection from a 200-year flood event or will achieve that protection by The project site is within a flood hazard zone and is an area covered by SAFCA s Improvements to the State Plan of Flood Control System, and specific findings related to the level of protection have been incorporated as part of this project. Even though the project site is within a flood hazard zone, the local flood management agency, SAFCA, has made adequate progress on the construction of a flood protection system that will ensure protection from a 200-year flood event or will achieve that protection by This is based on the SAFCA Urban level of flood protection plan, adequate progress baseline report, and adequate progress toward an urban level of flood protection engineer s report that were accepted by City Council Resolution No on June 21, 2016 and the SAFCA 2017 Adequate Progress Annual Report accepted by City Council Resolution No on November 7, Rationale for Recommendation: Staff recommends the Commission approve of the subject project based on the findings of fact and subject to the conditions listed in Attachment 4. Staff finds the project is consistent with the goals and policies of the General Plan related to infill development, neighborhood enhancement, and pedestrian and bicycle connectivity. Lastly, staff finds that the project is consistent with the General Plan s Suburban Neighborhood Medium Density designation and the Single-Unit or Duplex Dwelling and the ParkeBridge Planned Unit Development (R-1A-PUD) zone. City of Sacramento October 11, 2018 powered by Legistar Page 6

7 Background The project site is located in the South Natomas community, directly south of Interstate 80 and east of Truxel Road in the ParkeBridge Planned Unit Development (PUD). On March 21, 2006, the City Council approved entitlements for the construction of 531 residential units for the project known as ParkeBridge (P04-212). The entitlements consisted of a Development Agreement, General Plan Amendment, Rezone, and PUD Guidelines and Schematic Plan for the project. The project was never constructed, and the subject site has remained vacant. On April 24, 2014, the Planning Commission approved subsequent entitlements to allow for the construction of 530 homes comprised of 388 single-unit detached dwellings and 142 condominium units. The development plans also dedicated land for two community parks, two landscape lots, and landscape and drainage corridors (P13-066). The entitlements included a General Plan Amendment, PUD Guidelines and Schematic Plan Amendment, Post Subdivision Modification, and Site Plan Review. On May 25, 2017, the Zoning Administrator approved, with conditions, the request for a Tentative Subdivision Map Time Extension of the ParkeBridge project (Z17-009). There were no proposed changes to the previous approvals under P Page 7

8 Project Details The proposed Parkebridge Lot K project consists of a new Tentative Subdivision Map (Figure 1) that contains a 2.4 gross/1.6 net acre area in Village 3B. The proposed project creates 14 single-family lots with a typical lot size of 45 x 80, and a remainder landscape lot (Lot A) between lots 7 and 8, that will be developed as a landscaped corridor with a walking path. Access to the 14 lots will be from Street A, which forms a cul-de-sac in the center of the proposed homes and is connected via Harvest Glen Way. A PUD Guidelines Amendment is also requested to establish design criteria for the connectivity and safety of the landscape corridor on Lot A. No house plans are proposed with this project. Table 1: Project Information General Plan designation Suburban Neighborhood Medium Density (7-17 D.U./Ac.) Zoning R-1A-PUD Planned Unit Development ParkeBridge Community Plan area South Natomas Current Use of Site Vacant Property Area 2.4± gross acres/1.6 net acres Number of Units Proposed 14 Number of Lots Proposed 15 Proposed Density 8 dwelling units/net acre Deviations None Project Entitlements PUD Guidelines Amendment On March 21, 2006, the City Council approved the ParkeBridge Planned Unit Development (PUD) Guidelines and Schematic Plan. The Schematic Plan depicts the anticipated development of the site and does not require an amendment to accommodate this project. The PUD Guidelines establish development standards, such as setbacks, lot coverage, and other development criteria to ensure the orderly development of the PUD. The applicant is proposing an amendment to the PUD Guidelines to add design criteria for the construction of the pedestrian paseos. The added language will ensure the paseos are developed consistently throughout the PUD in addition to incorporating Crime Prevention Through Environmental Design (CPTED) standards to ensure they are safe. The following language has been added to Section 1.3 Circulation System of the ParkeBridge PUD: Pedestrian paseos should be illuminated to a minimum of 1/3 foot candles per square foot area at a 6:1 average to minimum ratio. Bollard lighting shown on Conceptual Paseo Plan of the Parkebridge Lot K Tentative Subdivision Map package (P18-017). Page 8

9 Pedestrian and bicycle pathways to be a 12-ft wide pavement and 2-ft shoulder on either side, (16-ft total). The pedestrian paseo connecting the Street A cul-desac of Parkebridge Lot K to Cedargate Way in Parkebridge Village 1 shall be an 8-ft wide pavement with 2-ft shoulder on one side (10-ft total). The pedestrian paseo shall be sited, landscaped, and designed to avoid hiding places. Houses adjacent to the paseo should consider locating entrances along the pathways to increase natural surveillance. All mature landscaping should allow visibility through a two-foot to six-foot high sightline. Staff supports the PUD Guidelines amendment because the guidelines will add to the safety and walkability of the pedestrian paseo. Tentative Subdivision Map The Tentative Subdivision Map will subdivide the 2.4 gross/1.6 net acre site into 15 lots, consisting of 14 single-family residential lots and one landscaped paseo lot (Lot A). All proposed streets will be publicly maintained, and the landscaped paseo lot will be maintained by the HOA. On September 5, 2018, the Subdivision Review Committee, Figure 1: Proposed Tentative Subdivision Map Page 9

10 with all ayes, voted to recommend approval of the proposed Tentative Subdivision Map, subject to the conditions of approval listed in Attachment 4. Circulation: The project site is bordered by single-unit dwellings to the north, east, and west, and a drainage ditch maintained by RD-1000 to the south. Access to the site will be provided from the eastward extension of Fong Ranch Road, in which a series of local residential streets are provided throughout the project site. The proposed 15 lots will be accessed by the extension of Harvest Glen Way. Harvest Glen Way will connect to the cul-de-sac, labeled Street A. All proposed public streets will be constructed to City standards, including separated sidewalks on Harvest Glen Way and Street A. The ParkeBridge PUD is designed with bike trails located throughout the open space corridors proposed along the edges of the development. These bike trails will provide vital linkages between the neighborhood parks Figure 2: Conceptual Design for Landscaped Paseo Lot (Lot A) and residences. Furthermore, the street improvements for Harvest Glen Way will facilitate the construction of a Class I bike trail along Harvest Glen Way, connecting to the bicycle/pedestrian bridge over the RD-1000 canal. This bike trail will be constructed under Phase I of the ParkeBridge PUD. Staff finds that the Tentative Subdivision Map is consistent with the policies of the General Plan and Title 17 of the City Code. The site is physically suitable for the type of development proposed and is consistent with the density requirements. Page 10

11 Site Plan and Design Review Site Plan and Design Review of the Tentative Subdivision Map is a required entitlement to review the Map for compliance with applicable development standards and design guidelines for creating new lots and streets. The applicant s proposed Tentative Subdivision Map of 15 lots for future single-family residential meets the minimum lot size, width, and depth requirements of the Single-Unit or Duplex Dwelling and the ParkeBridge Planned Unit Development (R-1A-PUD) zone. No deviations are requested to accommodate the proposed project. Page 11

12 RESOLUTION NO. P Adopted by the Sacramento Planning and Design Commission October 11, 2018 AMENDING THE PARKEBRIDGE PLANNED UNIT DEVELOPMENT (PUD) GUIDELINES TO UPDATE THE CIRCULATION SYSTEM TO INCLUDE SAFETY AND WALKABILITY FEATURES IN THE LANDSCAPE CORRIDORS (P18-017) BACKGROUND On October 11, 2018, the Planning and Design Commission considered the Planned Unit Development (PUD) Guidelines Amendments, attached as Exhibit A, to update the Circulation System to include safety and walkability features in the landscape corridors. BASED ON THE FACTS SET FORTH IN THE BACKGROUND, THE PLANNING AND DESIGN COMMISSION RESOLVES AS FOLLOWS: Section 1. The Planning and Design Commission approves the text amendments to the ParkeBridge Planned Unit Development Guidelines, attached as Exhibit A, based on the following findings of fact: a. The amendment is consistent with the 2035 General Plan because the amendment is consistent with the goals, polices, and other provisions of the 2035 General Plan that promotes development of well-connected, integrated, and accessible neighborhoods and corridors. b. The amendment promotes the public health, safety, convenience and welfare of encouraging maximum visibility through natural surveillance. c. The amendment is consistent with the R-1A zoning classification in that it does not establish any development or performance standards that are inconsistent with the R-1A zone. Section 2. Section 1.3 of the ParkeBridge PUD Guidelines is amended to read as shown in Exhibit A, attached to this resolution. Attachments Exhibit A: ParkeBridge PUD Guidelines Amendment Page 12

13 Exhibit A: ParkeBridge PUD Guidelines Amendment to Section 1.3 Circulation System Added language is shown in red. 1.3 Circulation System ParkeBridge incorporates the values of new urbanism and smart growth. As an infill project it capitalizes on its adjacency to existing infrastructure within the City of Sacramento. A modified grid pattern of streets is utilized to provide excellent connectivity between neighbors and separated sidewalks and street tree plantings will provide for a pleasant, shaded walking environment. The circulation system and streetscapes are significant factors in determining the character and identity of a community. A large traffic circle is placed on Fong Ranch Road at the entry into ParkeBridge directly north of the bridge across the RD-1000 canal to signal the arrival to this unique community. It will serve as a traffic calming device and will serve to disperse some of the traffic associated with Village 1 to the north thereby reducing vehicular trips on Fong Ranch Road. Exhibit 1-1 PUD Schematic Plan Page 13

14 Bike trails will be located through the open space corridors along edges of the community to provide convenient direct routes from the 3.8 acre Lot A Park and future Community Park directly on the west of the community to the Lot G Open Space under the power lines on the east. The Lot G trail will connect to the regional bike trail to be located in the power line corridor. The roadway section for Fong Ranch Road includes an on-street Class II bike lane, again providing east-west connectivity. All streets will have separated sidewalks. Convenient bicycle and pedestrian paths will encourage these modes of transportation, thereby reducing vehicular trips. The following guidelines shall apply: 1. ParkeBridge shall strive to be a vibrant walkable community with tree-lined streets and a mix of housing types, pedestrian scaled architecture, and a high degree of connectivity to allow vehicular, bike and pedestrian linkages with adjacent neighborhoods. A range of park and open space opportunities are encouraged to meet the needs of future residents. 2. Driveways to individual lots and homes on Fong Ranch Road adjacent to Village 1 should be minimized to avoid back-up conflicts with vehicular traffic. 3. The homes surrounding Lot F (within the middle of the community) or in close proximity should be oriented to front on to Fong Ranch Road and this landscape amenity to provide eyes-on-the-park. Driveways to front loaded homes are acceptable in this location because over half of the project traffic will have dispersed to side streets. 4. Pedestrian paseos should be illuminated to a minimum of 1/3 foot candles per square foot area at a 6:1 average to minimum ratio. Bollard lighting shown on Conceptual Paseo Plan of the Parkebridge Lot K Tentative Map package (P18-017). 5. Pedestrian and bicycle pathways to be a 12-ft wide pavement and 2-ft shoulder on either side, (16-ft total). The pedestrian paseo connecting the street A cul-desac of Parkebridge Lot K to Cedargate Way in Parkebridge Village 1 shall be an 8-ft wide pavement with 2-ft shoulder on one side (10-ft total). 6. The pedestrian paseo shall be sited, landscaped, and designed to avoid hiding places. 7. Houses adjacent to the paseo should consider locating entrances along the pathways to increase natural surveillance. 8. All mature landscaping should allow visibility through a two-foot to six-foot high sightline. 9. The alignment of Fong Ranch Road shall remain consistent with Exhibit 1-1 PUD Schematic Plan but minor revisions to the internal residential streets other than Fong Ranch Road in response to changes in lot sizes and market conditions are acceptable and may be approved administratively by the City Planning Director. 10. Parking shall comply with City of Sacramento Code requirements. Page 14

15 Attachment 4 Proposed Findings of Fact and Conditions of Approval ParkeBridge Lot K (P18-017) 3800 Fong Ranch Road (APN ) Findings of Fact A&B. Environmental Impact Report Addendum and Mitigation Monitoring Program: 1. The Planning and Design Commission of the City of Sacramento finds as follows: a. On March 14, 2006, pursuant to the California Environmental Quality Act (Public Resources Code et seq. ( CEQA ), the CEQA Guidelines (14 California Code of Regulations et seq.), and the City of Sacramento environmental guidelines, the City Council certified an environmental impact report (EIR) and, having reviewed and considered the information contained in the EIR, adopted findings of fact and findings of overriding consideration, and adopted a mitigation monitoring program for the ParkeBridge Planned Unit Development project (P04-212; Resolution No ) (Project). b. The ParkeBridge Lot K Project (P18-017) (Project Modification) proposes to modify the previously project by subdivision map changes to allow a previously undeveloped portion of the site to be remapped with 14 lots, for a total of 544 lots. The increase is consistent with allowable densities under the 2035 General Plan and zoning designations for the site, requiring only an amendment to the previously approved subdivision map. c. Based on its review of ParkeBridge Lot K application, staff determined that the proposed changes to the original Project did not require the preparation of a subsequent EIR. An addendum to the previously certified EIR was then prepared to address the modification to the Project. 2. The Planning and Design Commission has reviewed and considered the information contained in the previously certified EIR for the Project, the previously adopted findings of fact and findings of overriding considerations, the addendum, and all oral and documentary evidence received during the hearing on the Project Modification. The Planning and Design Commission has determined that the previously certified EIR and the addendum constitute an adequate, accurate, objective, and complete review of the proposed Project Modification and finds that no additional environmental review is required based on the reasons set forth below: a. No substantial changes are proposed by the Project Modification that will require major revisions of the previously certified EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; Page 15

16 b. No substantial changes have occurred with respect to the circumstances under which the Project Modification will be undertaken which will require major revisions to the previously certified EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; c. No new information of substantial importance has been found that shows any of the following: i. The Project Modification will have one or more significant effects not discussed in the previously certified EIR; ii. Significant effects previously examined will be substantially more severe than shown in the previously certified EIR; iii. Mitigation measures previously found to be infeasible would in fact be feasible and would substantially reduce one or more significant effects of the Project Modification; or iv. Mitigation measures which are considerably different from those analyzed in the previously certified EIR would substantially reduce one or more significant effects on the environment. 3. Based on its review of the previously certified EIR for the Project, the previously adopted findings of fact and findings of overriding consideration, the addendum, and all oral and documentary evidence received during the hearing on the Project Modification, the Planning and Design Commission finds that the EIR and addendum reflect the Planning and Design Commission s independent judgment and analysis. 4. Pursuant to CEQA section and CEQA Guidelines section 15091, a revised mitigation monitoring program is adopted for the Project Modification to require all reasonably feasible mitigation measures be implemented, as set forth in the mitigation monitoring program, by means of Project Modification conditions, agreement, or other measures. 5. Upon approval of the Project, the Planning Director shall file or cause to be filed a Notice of Determination with the Sacramento County Clerk and, if the project requires a discretionary approval from any state agency, with the State Office of Planning and Research, pursuant to section 21152(a) of the Public Resources Code and the State EIR Guidelines adopted pursuant thereto. 6. The documents and other materials that constitute the record of proceedings upon which the Planning and Design Commission has based its decision are located in the City of Sacramento Community Development Department, Environmental Planning Services, 300 Richards Boulevard, Sacramento, CA The custodian of these documents and other materials is the Community Development Department, Environmental Planning Services. Page 16

17 C. The ParkeBridge Planned Unit Development Guidelines Amendment approved by Resolution. D. The Tentative Subdivision Map to subdivide 2.4 acres into 15 lots in the ParkeBridge Planned Unit Development and the Single-Unit or Duplex Dwelling (R-1A-PUD) zone is approved based on the following findings: 1. None of the conditions described in Government Code section exist with respect to the proposed subdivision as follows: a. The proposed map is consistent with the proposed General Plan, all applicable community and specific plans, Title 17 of the City Code, and all other applicable provisions of the City Code; b. The design and improvement of the proposed subdivision is consistent with the General Plan, all applicable community and specific plans, Title 17 of the City Code, and all other applicable provisions of the City Code; c. The site is physically suitable for the type of development; d. The site is physically suitable for the proposed density of development; e. The design of the subdivision and the type of improvements are not likely to cause serious public health problems; f. The design of the subdivision and the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. 2. The proposed subdivision, together with the provisions for its design and improvement, is consistent with the proposed General Plan, all applicable community and specific plans, Title 17 of the City Code, and all other applicable provisions of the City Code (Gov. Code ). 3. The discharge of waste from the proposed subdivision into the existing community sewer system will not result in a violation of the applicable waste discharge requirements prescribed by the California Regional Water Quality Board, Central Valley Region, in that existing treatment plants have a design capacity adequate to service the proposed subdivision (Gov. Code ). 4. The design of the proposed subdivision provides, to the extent feasible, for future passive or natural heating and cooling opportunities (Gov. Code ). Page 17

18 5. The City has considered the effect of the approval of this tentative subdivision map on the housing needs of the region and has balanced these needs against the public service needs of its residents and available fiscal and environmental resources (Gov. Code ). E. The Site Plan and Design Review of the Tentative Subdivision Map is approved based on the following findings: 1. The design, layout, and physical characteristics of the proposed development are consistent with the General Plan s Suburban Neighborhood Medium designation and any applicable specific plan or transit village plan, in that the tentative map allows for single-family development on smaller lots that incorporates pedestrian amenities connecting the development to nearby parks and other neighborhood amenities. This is no specific plan or transit village plan associate with this project. 2. The design, layout, and physical characteristics of proposed development are consistent with all applicable design guidelines and with all applicable development standards, in that: the tentative map as proposed does not require any deviations from Title 17 or the ParkeBridge Planned Unit Development Guidelines for lot size, width, and/or depth. 3. All streets and other public access ways and facilities, parking facilities, and utility infrastructure are adequate to serve the proposed development and comply with all applicable design guidelines and development standards in that the project has been analyzed by City departments and it is determined that all streets and other public access ways and facilities, parking facilities, and utility infrastructure are adequate to serve the proposed development and comply with the intent of all applicable design guidelines and development standards. 4. The design, layout, and physical characteristics of the proposed development are visually and functionally compatible with the surrounding neighborhood in that: there are several existing subdivisions surrounding this site with similar lotting configurations and the project will provide single-unit dwelling units that are compatible with the size and height of the existing dwellings in the area. 5. The design, layout, and physical characteristics of the proposed development ensure energy consumption is minimized and use of renewable energy sources is encouraged in that: staff recommends that the project, to the extent possible, incorporate green building methods in the construction of the proposed structures. 6. The design, layout, and physical characteristics of the proposed development are not detrimental to the public health, safety, convenience, or welfare of persons Page 18

19 residing, working, visiting, or recreating in the surrounding neighborhood and will not result in the creation of a nuisance in that: the tentative map supports development that is compatible with other uses found in the surrounding neighborhood, provides connections to recreation amenities, and a street layout that provides for a safe community. F. The 200-Year Flood Protection: 1. The project site is within an area for which the local flood management agency has made adequate progress (as defined in California Government Code section 65007) on the construction of a flood protection system that will result in flood protection equal to or greater than the urban level of flood protection in urban areas for property located within a flood hazard zone, intended to be protected by the system, as demonstrated by the SAFCA Urban level of flood protection plan, adequate progress baseline report, and adequate progress toward an urban level of flood protection engineer s report accepted by City Council Resolution No on June 21, 2016 and the SAFCA 2017 Adequate Progress Annual Report accepted by City Council Resolution No on November 7, Conditions Of Approval D. The Tentative Subdivision Map to subdivide 2.4 acres into 15 lots in the ParkeBridge Planned Unit Development and the Single-Unit or Duplex Dwelling (R-1A-PUD) zone is approved subject to the following Conditions of Approval: NOTE: These conditions shall supersede any contradictory information shown on the Tentative Map or any contradictory provisions in the PUD guidelines approved for this project (P18-017). The design of any improvement not covered by these conditions or the PUD Guidelines shall be to City standard. The applicant shall satisfy each of the following conditions prior to filing the Final Map unless a different time for compliance is specifically stated in these conditions. Any condition requiring an improvement that has already been designed and secured under a City Approved improvement agreement may be considered satisfied at the discretion of the Department of Public Works. The City strongly encourages the applicant to thoroughly discuss the conditions of approval for the project with their Engineer/Land Surveyor consultants prior to City Planning Commission approval. The improvements required of a Tentative Map can be costly and are completely dependent upon the condition of the existing improvements. Careful evaluation of the potential cost of the improvements required by the City will enable the applicant to ask questions of the City prior to project approval and will result in a smoother plan check process after project approval: Page 19

20 GENERAL: All Projects D1. Pay off existing assessments or file the necessary segregation requests and fees to segregate existing assessments. D2. Pursuant to City Code Section , indicate easements on the Final Map to allow for the placement of centralized mail delivery units. The specific locations for such easements shall be subject to review and approval of the Department of Public Works after consultation with the U.S. Postal Service. D3. Comply with requirements included in the Mitigation Monitoring Plan developed by, and kept on file in, the Planning Division Office (P13-066). D4. Meet all conditions of the existing PUD (P13-066) unless the condition is superseded by a Tentative Map condition. D5. Show all continuing and proposed/required easements on the Final Map. Public Works: Zarah Lacson (916) D6. Submit a Geotechnical Analysis prepared by a registered engineer to be used in street design. The analysis shall identify and recommend solutions for groundwater related problems, which may occur within both the subdivision lots and public right-of-way. Construct appropriate facilities to alleviate those problems. As a result of the analysis street sections shall be designed to provide for stabilized subgrades and pavement sections under high groundwater conditions. D7. Construct standard subdivision improvements as noted in these conditions pursuant to section of the City Code. All improvements shall be designed and constructed to the satisfaction of the Department of Public Works. Improvements required shall be determined by the city. The City shall determine improvements required for each phase prior to recordation of each phase. Any public improvement not specifically noted in these conditions or on the Tentative Map shall be designed and constructed to City standards. This shall include the repair or replacement/reconstruction of any existing deteriorated curb, gutter and sidewalk adjacent to the subject property per City standards to the satisfaction of the Department of Public Works. D8. At its discretion, the City may require the inclusion of traffic calming devices along residential streets, to be constructed as part of the public improvements. Undulations will be required on certain streets adjacent to school/park combinations, as determined by the Department of Public Works. D9. Install All-Way Stops with standard crosswalks and ADA ramps at the following intersections to the satisfaction of the Department of Public Works: a. Bridgefield Street and Cedargate Way/Bridgehaven Way; and b. Harvest Glen Way and Street A. Page 20

21 D10. Install stop signs at the following locations to the satisfaction of the Department of Public Works: a. Southbound lane at Cedargate Way and Harvest Glen Way intersection b. Southbound lane at Bridgehaven Way and Harvest Glen Way intersection D11. Dedicate and construct Street A as a 53-ft right-of-way local residential street section per City standards to the satisfaction of the Department of Public Works. D12. Dedicate and construct a City standard cul-de-sac at the end of Street A as shown on the Tentative Map to the satisfaction of the Department of Public Works. D13. Dedicate and construct the extension of Harvest Glen Way to match the approved street cross-section of Harvest Glen Way west of the subject property per City standards to the satisfaction of the Department of Public Works. D14. Streets adjacent to schools, detention basins, canals and other open spaces shall include a post and cable (or similar) barrier and or vertical curb, to the satisfaction of the Department of Public Works. D15. The applicant shall install permanent street signs per City standards to the satisfaction of the Department of Public Works. D16. All proposed community fences, open spaces and paseos within the subject property shall be constructed in dedicated easements and shall be maintained by the HOA in perpetuity, or another funding mechanism acceptable to the City. D17. Dedicate to the City in the form of an Irrevocable Offer of Dedication (I.O.D.) those areas identified on the Tentative Subdivision Map as Landscape Corridors, Paseos, and Open Space areas, including all necessary easements as required for such areas to be publicly maintained (Lot A). The intent of the IOD is to transfer ownership of these areas should the Homeowners Association become insolvent subject to the terms of an agreement. Annex the project area to the appropriate Landscape Maintenance District, or other financing mechanism acceptable to the City, prior to recordation of the Final Map. Design and construct landscaping, irrigation and masonry walls (or wood fences) in dedicated easements or rights of way, to the satisfaction of the Department of Public Works and the Parks Department. Acceptance of the required landscaping, irrigation and walls or fences by the City into the Landscape Maintenance District shall be coordinated with the Department of Finance (Special Districts and Development Services) and the Parks Department. D18. All right-of-way and street improvement transitions that result from changing the right-ofway of any street shall be located, designed and constructed to the satisfaction of the Department of Public Works. The center lines of such streets shall be aligned. D19. The applicant shall provide a signing and striping improvement plan if new signage or striping is proposed; or if existing signing and/or striping is removed or relocated. The plans shall be to the satisfaction of the Department of Public Works. D20. The design and placement of walls, fences, signs and Landscaping near intersections Page 21

22 and driveways shall allow stopping sight distance per Caltrans standards and comply with City Code Section (25' sight triangle). Walls shall be set back 3' behind the sight line needed for stopping sight distance to allow sufficient room for pilasters. Landscaping in the area required for adequate stopping sight distance shall be limited 3.5' in height. The area of exclusion shall be determined by the Department of Public Works. Electrical: Sompol Chatusripitak (916) D21. Street lights are required. The number and locations of these lights will be determined when development project plans are submitted for review. SMUD: John Yu (916) D22. Any necessary future SMUD facilities located on the Applicant s property shall require a dedicated SMUD easement. This will be determined prior to SMUD performing work on the Applicant s property. D23. In the event the Applicant requires the relocation or removal of existing SMUD facilities on or adjacent to the subject property, the Applicant shall coordinate with SMUD. The Applicant shall be responsible for the cost of relocation or removal. D24. SMUD reserves the right to use any portion of its easements on or adjacent to the subject property that it reasonably needs and shall not be responsible for any damages to the developed property within said easement that unreasonably interferes with those needs. D25. In the event the City requires an Irrevocable Offer of Dedication (IOD) for future roadway improvements, the Applicant shall dedicate a 10-foot public utility easement (PUE) for overhead and/or underground facilities and appurtenances adjacent to the City s IOD. D26. The Applicant shall dedicate a 10-foot public utility easement for overhead and/or underground facilities and appurtenances adjacent to all public street rights-of-ways. D27. The Applicant shall dedicate any private drive, ingress and egress easement, (and 10- feet adjacent thereto) as a public utility easement for (overhead and) underground facilities and appurtenances. All access roads shall meet minimum SMUD requirements for access roads. D28. The Applicant shall dedicate and provide all-weather vehicular access for service vehicles that are up to 26,000 pounds. At a minimum: (a) the drivable surface shall be 20-feet wide; and (b) all SMUD underground equipment and appurtenances shall be within 15-feet from the drivable surface. Page 22

23 Sacramento Area Sewer District (SASD): Yadira Lewis (916) D29. Prior to the SUBMITTAL OF IMPROVEMENT PLANS: The project has an approved level 3 sewer study and proposed variations will require an addendum to the study. SASD shall require an addendum to the approved sewer study prior to recordation of the Final Map or submittal of improvement plans for plan check to SASD, whichever comes first. D30. Prior to the APPROVAL OF IMPROVEMENT PLANS: To obtain sewer service for this proposed project, construction of onsite and offsite sewer infrastructure shall be required to the satisfaction of SASD. Field modifications to new or existing precast manhole bases are not allowed. D31. Prior to the APPROVAL OF IMPROVEMENT PLANS: SASD requires each building on each lot with a sewage source to have a separate connection to the SASD s sewer system. If there is more than one building in any single parcel and the parcel is not proposed for split, then each building on that parcel shall have a separate connection to a private onsite sewer line. D32. Prior to the ISSUANCE OF A BUILDING PERMIT: Developing this property will require the payment of sewer impact fees. Impact fees shall be paid prior to filing and recording the Final Map or issuance of Building Permits, whichever is first. The applicant should contact the Permit Services Unit at for sewer impact fee information. Sacramento Regional County Sanitation District: Robb Armstrong (916) D33. Developing this property will require the payment of Regional San sewer impact fees (connection fees). Regional San sewer impact fees shall be paid prior to the issuance of building permits. For questions pertaining to Regional San sewer impact fees, please contact the Sewer Fee Quote Desk at (916) Department of Utilities: Sarai Ochoa (916) D34. All existing easements and all existing rights-of-way shall be shown on the Final Map. D35. Dedicate all necessary easements, right-of-way, fee title property, or IOD in fee title property on the final map as required to implement the approved drainage and water studies. D36. The development of the site shall be consistent with the existing approved ParkeBridge Village water and drainage studies. (Note: If required, the water and/or drainage studies shall be modified to incorporate the proposed revisions.) D37. Place a 2-inch (minimum) sleeve under the sidewalks for each single-family lot along all streets with separated curb and sidewalk for irrigation of the landscape planter. Sleeves shall be placed prior to construction of sidewalks. D38. Construct water pipes and appurtenances, construct storm drain pipes and appurtenances in Streets A and Harvest Glen Way. The construction shall be to Page the 23

24 satisfaction of the DOU. D39. Finished floor elevations shall be a minimum of 1-foot above the 100-year HGL or 1.5 feet above the overland flow release elevation, whichever is higher or as approved by the DOU. D40. All lots shall be graded so that drainage does not cross property lines or private drainage easements shall be dedicated. D41. A grading plan showing existing and proposed elevations is required. Adjacent off-site topography shall also be shown to the extent necessary to determine impacts to existing surface drainage paths. No grading shall occur until the grading plan has been reviewed and approved by the Department of Utilities. D42. The applicant must comply with the City of Sacramento's Grading, Erosion and Sediment Control Ordinance. This ordinance requires the applicant to show erosion and sediment control methods on the subdivision improvement plans. These plans shall also show the methods to control urban runoff pollution from the project site during construction. D43. The subdivision shall be annexed into the City of Sacramento Neighborhood Water Quality District which provides for maintenance of the landscaping and irrigation within Lot A including the water quality and flood control basin. D44. Post construction, stormwater quality control measures shall be incorporated into the development to minimize the increase of urban runoff pollution caused by development of the area. Since the applicant is required to construct a regional water quality control facility as part of the Parkebridge project, only source control measures are required. Specific source controls are required for (1) commercial/industrial material storage, (2) commercial/industrial outdoor loading/unloading of materials, (3) commercial/industrial vehicle and equipment fueling, (4) commercial/industrial vehicle and equipment maintenance, repair and washing, (5) commercial/industrial outdoor process equipment operations and maintenance and (6) commercial/industrial waste handling. Storm drain message is required at all drain inlets. Improvement plans must include the source controls measures selected for the site. Refer to the latest edition of the "Guidance Manual for On Site Stormwater Quality Control Measures", for appropriate source control measures. D45. This project is part of the Parkebridge Village development which is required to comply with the State s Construction General Permit. To comply with the State Permit, the applicant must file a Notice of Intent (NOI) through the State s Storm Water Multiple Application and Report Tracking System (SMARTS). A valid WDID number must be obtained and provided to the DOU prior to the issuance of any grading permits. D46. Any use of RD-1000 easements will require an agreement and/or approval with RD This will affect the street and lot layout for the proposed project and should be considered early in the planning process. D47. The applicant may be required to reimburse RD 1000 for their staff and consultant time necessary to review and approve the proposed plans and monitor construction Page within 24

25 their easement. Fire Department: King Tunson (916) D48. Roads used for Fire Department access shall have an unobstructed width of not less than 20 and unobstructed vertical clearance of 13 6 or more. CFC D49. Fire Apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be surfaced so as to provide all-weather driving capabilities. CFC D50. Provide the required fire hydrants in accordance with CFC 507 and Appendix C, Section C102. Note: Appendix C, Table C102.1 has been amended by the City of Sacramento so that the required number of hydrants is based on the required GPM of Table B105.1 before any allowed fire sprinkler reduction with modified spacing distances between hydrants. Parks Department: Raymond Costantino (916) D51. Maintenance District: The applicant shall initiate and complete the formation of a parks maintenance district (assessment or Mello-Roos special tax district), annex the project into an existing parks maintenance district, form an endowment, or other means of mitigating the impact of the project on the park system to the satisfaction of the City Attorney s Office. The applicant shall pay all city fees for formation of or annexation to a parks maintenance district. (Contact Public Improvement Financing, Special Districts Project Manager. In assessment districts, the cost of neighborhood park maintenance is equitably spread on the basis of special benefit. In special tax districts, the cost of neighborhood park maintenance is spread based upon the hearing report, which specifies the tax rate and method of apportionment.) D52. Payment of In-lieu Park Fee: Pursuant to Sacramento City Code Chapter (Parkland Dedication) the applicant shall pay to City an in-lieu park fee in the amount determined under SCC and equal to the value of land prescribed for dedication under and not satisfied by dedication. (See Advisory Note) Miscellaneous D53. Form a Homeowner's Association. CC&R's shall be approved by the City and recorded assuring maintenance of all common area pedestrian lights, landscaping, open spaces and paseos. Advisory Notes: The following advisory notes are informational in nature and are not a requirement of this Tentative Map: ADV1. If unusual amounts of bone, stone, or artifacts are uncovered, work within 50 Page meters 25 of

26 the area will cease immediately and a qualified archaeologist shall be consulted to develop, if necessary, further mitigation measures to reduce any archaeological impact to a less than significant effect before construction resumes. A note shall be placed on the final improvement plans referencing this condition. ADV2. House plans shall comply with City Code Chapter Driveways which includes: a J All driveways shall be at least 5-ft away from the property line. b AResidential driveways shall have a width of at least 10-ft and a depth of at least 20 ft measured from the right-of-way line. ADV3. ADV4. ADV5. ADV6. ADV7. ADV8. Prior to issuance of a Building Permit, the applicant shall have entered into a written agreement with the City, satisfactory to the City Attorney, which sets forth an unconditional obligation on the part of the applicant to pay, prior to the issuance of any building permit for the land covered by the Special Permit, at a rate of $3.76 per gross square foot for non-residential; $2,230/du single family; $1,563/du multiple family, to be deposited into the South Natomas Community Infrastructure Fund (SNCIF) account and payment is in lieu of a requirement that the applicant annex the said land to the South Natomas Facilities Benefit Assessment District. The proposed development is located within Sacramento Area Sewer District (SASD). Satisfy all SASD requirements. The Sacramento Area Sewer District (SASD) is responsible for providing local sewer service to the proposed project site via their local sanitary sewer collection system. Regional San is responsible for the conveyance of wastewater from the SASD collection system to the Sacramento Regional Wastewater Treatment Plant (SRWTP). SASD will respond via separate correspondence. Water meters shall be located at the point of service, which is back of curb for separated sidewalks. The proposed project is located in the Special Flood Hazard Area (SFHA), designated as A99 zone Federal Emergency Management Agency (FEMA) Flood Insurance Rate Maps (FIRMs). FEMA does not require elevating or flood proofing in A99 zone. City Code Chapter Floodplain Management Regulations require that any new construction of and/or substantial improvement to any structure located in A99 zone requires a Hold Harmless Agreement regarding risk of flooding on property. The applicant is responsible for obtaining all necessary permits, easements, and approvals from federal, state, and local agencies for the construction of this project. ADV9. The Sacramento Area Sewer District (SASD) is responsible for providing local sewer service to the proposed project site via their local sanitary sewer collection system. Regional San is responsible for the conveyance of wastewater from the SASD collection system to the Sacramento Regional Wastewater Treatment Plant (SRWTP). SASD will respond via separate correspondence. Page 26

27 ADV10. ADV11. ADV12. ADV13. ADV14. Developing this property will require the payment of Regional San sewer impact fees (connection fees). Regional San sewer impact fees shall be paid prior to the issuance of building permits. For questions pertaining to Regional San sewer impact fees, please contact the Sewer Fee Quote Desk at (916) Structural setbacks less than 14-feet shall require the Applicant to conduct a preengineering meeting with all utilities to ensure proper clearances are maintained. The Applicant shall not place any building foundations within 5- feet of any SMUD trench to maintain adequate trench integrity. The Applicant shall verify specific clearance requirements for other utilities (e.g., Gas, Telephone, etc.). The Applicant shall comply with SMUD siting requirements (e.g., panel size/location, clearances from SMUD equipment, transformer location, service conductors). Information regarding SMUD siting requirements can be found at: and-construction- Services As per City Code, the applicant will be responsible to meet his/her obligations regarding: a) Title 17, Park Dedication / In Lieu (Quimby) Fees, due prior to recordation of the final map. The Quimby fee due for this project is estimated at $21,546. This is based on the creation of 14 new lots, each capable of development with up to 1 single-family residential unit at an average land value of $135,000 per acre for the South Natomas Community Plan Area, plus an additional 20% for off-site park infrastructure improvements. Any change in these factors will change the amount of the Quimby fee due. The final fee is calculated using factors at the time of payment. This project will be subject Quimby In-Lieu fee if no parkland dedication is included with this phased map. b) Community Facilities District , Neighborhood Park Maintenance CFD Annexation. E. The Site Plan and Design Review of the Tentative Subdivision is approved subject to the following Conditions of Approval: Planning: E1. The applicant shall comply with the previously approved Mitigation Monitoring Plan (P16-033) on file at the Planning Division. E2. The applicant shall comply with ParkeBridge PUD Guidelines related to circulation system. E3. Plot plans consistent with the Final Map (P18-017) shall be submitted to the Building Division demonstrating compliance with setbacks and lot coverage (including the use Page 27

28 of allowances/incentives as specified in the PUD Guidelines) for all lots included in this approval. E4. This project is within the Natomas Basin Habitat Conservation Plan area. The project applicant/developer shall complete the pre-construction surveys for potential special- status species not less than 30 days or more than 6 months prior to construction activities in accordance with the 2003 NBHCP. The pre-construction survey shall be conducted by a qualified biologist, botanist, or related expert and will be reviewed by EPS, CDFW, USFWS, and the Natomas Basin Conservancy. Police Department: E5. Paseo lighting shall be white light using LED lamps with full cutoff fixtures to limit glare and light trespass. Color temperature shall be 4000K with a color rendering index of 80 or higher and a light loss factor of.95 or better. E6. Paseo walkway shall be illuminated to a maintained minimum of.1 foot candles per square foot of surface area at a 6:1 average to minimum ratio. E7. Paseo lighting shall be designed in coordination with the landscaping plan to minimize interference between the light standards and required illumination and the landscape trees and required shading. E8. Paseo lighting shall be shielded or otherwise designed to avoid spill-over illumination to adjacent streets and properties. E9. All mature paseo landscaping shall follow the two-foot, six-foot rule. All landscaping shall be ground cover, two feet or less and lower tree canopies of mature trees shall be above six feet. This increases natural surveillance and eliminates hiding areas within the landscape. E10. The homes on lots 7 and 8 shall be oriented toward the paseo (front doors/living areas). E11. Any fences along the paseo shall be of decorative tubular steel, no-climb type. DOU: E12. The development of the site shall be consistent with the existing approved ParkeBridge Village water and drainage studies. (Note: If required, the water and/or drainage studies shall be modified to incorporate the proposed revisions.) E13. Per City Code Section, , multiple water service to a single lot or parcel may be allowed if approved by DOU Development Review and Operations and Maintenance staff. Any new water services (other than fire) shall be metered. Excess services shall be abandoned to the satisfaction of the DOU. E14. Place a 2-inch (minimum) sleeve under the sidewalks for each single-family lot along all streets with separated curb and sidewalk for irrigation of the landscape planter. Page Sleeves 28

29 shall be placed prior to construction of sidewalks. E15. Construct water pipes and appurtenances, construct storm drain pipes and appurtenances in Streets A and Harvest Glen Way. The construction shall be to the satisfaction of the DOU. E16. Finished floor elevations shall be a minimum of 1-foot above the 100-year HGL or 1.5 feet above the overland flow release elevation, whichever is higher or as approved by the DOU. E17. All lots shall be graded so that drainage does not cross property lines or private drainage easements shall be dedicated. E18. A grading plan showing existing and proposed elevations is required. Adjacent off-site topography shall also be shown to the extent necessary to determine impacts to existing surface drainage paths. No grading shall occur until the grading plan has been reviewed and approved by the Department of Utilities. E19. The applicant must comply with the City of Sacramento's Grading, Erosion and Sediment Control Ordinance. This ordinance requires the applicant to show erosion and sediment control methods on the subdivision improvement plans. These plans shall also show the methods to control urban runoff pollution from the project site during construction. E20. The subdivision shall be annexed into the City of Sacramento Neighborhood Water Quality District which provides for maintenance of the landscaping and irrigation within Lot G including the water quality and flood control basin. E21. Post construction, stormwater quality control measures shall be incorporated into the development to minimize the increase of urban runoff pollution caused by development of the area. Since the applicant is required to construct a regional water quality control facility as part of the Parkebridge project, only source control measures are required. Specific source controls are required for (1) commercial/industrial material storage, (2) commercial/industrial outdoor loading/unloading of materials, (3) commercial/industrial vehicle and equipment fueling, (4) commercial/industrial vehicle and equipment maintenance, repair and washing, (5) commercial/industrial outdoor process equipment operations and maintenance and (6) commercial/industrial waste handling. Storm drain message is required at all drain inlets. Improvement plans must include the source controls measures selected for the site. Refer to the latest edition of the "Guidance Manual for On Site Stormwater Quality Control Measures", for appropriate source control measures. E22. This project is part of the Parkebridge Village development which is required to comply with the State s Construction General Permit. To comply with the State Permit, the applicant must file a Notice of Intent (NOI) through the State s Storm Water Multiple Application and Report Tracking System (SMARTS). A valid WDID number must be obtained and provided to the DOU prior to the issuance of any grading permits. E23. Any use of RD-1000 easements will require an agreement and/or approval with Page RD- 29

30 1000. This will affect the street and lot layout for the proposed project and should be considered early in the planning process. E24. The applicant may be required to reimburse RD 1000 for their staff and consultant time necessary to review and approve the proposed plans and monitor construction within their easement. Advisory Notes: The following advisory notes are informational in nature and are not a requirement of this Site Plan and Design Review: Special Districts: ADV 1. Prior to issuance of a Building Permit, the applicant shall have entered into a written agreement with the City, satisfactory to the City Attorney, which sets forth an unconditional obligation on the part of the applicant to pay, prior to the issuance of any building permit for the land covered by the Special Permit, at a rate of $3.76 per gross square foot for non-residential; $2,230/du single family; $1,563/du multiple family, to be deposited into the South Natomas Community Infrastructure Fund (SNCIF) account and payment is in lieu of a requirement that the applicant annex the said land to the South Natomas Facilities Benefit Assessment District. DOU: ADV 2. The proposed development is located within Sacramento Area Sewer District (SASD). Satisfy all SASD requirements. ADV 3. ADV 4. ADV 5. Water meters shall be located at the point of service, which is back of curb for separated sidewalks. The proposed project is located in the Special Flood Hazard Area (SFHA), designated as A99 zone Federal Emergency Management Agency (FEMA) Flood Insurance Rate Maps (FIRMs). FEMA does not require elevating or flood proofing in A99 zone. City Code Chapter Floodplain Management Regulations require that any new construction of and/or substantial improvement to any structure located in A99 zone requires a Hold Harmless Agreement regarding risk of flooding on property. The applicant is responsible for obtaining all necessary permits, easements, and approvals from federal, state, and local agencies for the construction of this project. Exhibits: Exhibit A: Revised Mitigation Monitoring Plan Exhibit B: Tentative Subdivision Map Page 30

31 PARKEBRIDGE RESIDENTIAL SUBDIVISION PROJECT ENVIRONMENTAL IMPACT REPORT (SCH # REVISED MITIGATION MONITORING PLAN September 20, 2018 The Mitigation Monitoring Plan for the ParkeBridge Project (P04 212), attached, remains in effect, with the addition of the following mitigation measures BIO 1 and BIO 2, as set forth in the Addendum to the ParkeBridge EIR in Project P Mitigation Measure BIO 1 Section 404/401 Permitting Prior to ground disturbing activity, the project developer shall submit a wetland delineation report for the previously avoided area that will now be developed to USACE for verification. Based on the jurisdictional determination, the project developer shall determine the exact acreage of waters of the United States, if any, and waters of the state to be filled as a result of project implementation. If any of the waters to be filled are determined by the USACE to be waters of the United States, the project developer shall obtain a USACE Section 404 permit and RWQCB Section 401 certification before any groundbreaking activity. The project developer shall implement all permit conditions, including any compensatory mitigation requirements. If all waters in the project area are determined by USACE to be isolated and nonjurisdictional, the project developer shall file a report of waste discharge with RWQCB prior to any groundbreaking activity within 50 feet of, or filling of, any wetland or other water, and comply with all waste discharge requirements prescribed by RWQCB, including any compensatory mitigation requirements. Mitigation Measure BIO 2 No Net Loss of Wetlands To the extent the permitting under Mitigation Measure BIO 1 does not result in a requirement for compensatory mitigation, project developer shall nonetheless replace or restore on a no net loss basis the acreage and function of all wetlands and other waters that would be removed, lost, or degraded as a result of project implementation. If available, compensatory mitigation shall be provided through Page 31

32 the purchase of credits at a mitigation bank that has been approved by USACE and/or RWQCB. If mitigation bank credits are not available, the project developer shall prepare a mitigation plan detailing how the loss of aquatic functions will be replaced. The mitigation plan shall describe compensation ratios for acres filled, mitigation sites, a monitoring protocol, annual performance standards and final success criteria for created or restored habitats, corrective measures to be applied if performance standards are not met. Page 32

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40 PROJECT SITE Market Boulevard (REVISED: JULY 10, 2018) N75 59'21"E 14.34' 12' PED/CLASS I BIKE TRAIL WITH 2' SHOULDERS er Riv CANAL LEVEE American Ri SWK. 10' P.U.E. CL TRAVEL LANE 5' 6.5' 15' F/C 15' 26.5' 6.5' 5' 10' P.U.E. F/C 26.5' 5' P.U.E. SWK. 6.5' F/C A JEN CALIFORNIA 7 LLC 508 GIBSON DRIVE #260 ROSEVILLE, CA CONTACT: CLIFTON TAYLOR PHONE: (916) ' 15' 6' 15' F/C 0.67' C&G 40' R.O.W. R.O.W. 53' RIGHT OF WAY - RESIDENTIAL R.O.W. 42.2' RIGHT OF WAY - RESIDENTIAL B RESIDENTIAL STREET SECTION NOT TO SCALE RESIDENTIAL STREET SECTION NOT TO SCALE S00 24'09"E 7.17' N89 35'51"E 53.00' N89 35'51"E 53.00' ' 37 '0 0 " ' LAND USE SUMMARY 2 R =1 0 9 Δ = =1 L VILLAGE NO ZONING DESIGNATION PROPOSED USE PROPOSED LOT SIZE UNIT 1 SNM/RES/R-1A S-F RESIDENTIAL 45'X80' 2.4 UNIT 2 SNM/RES/R-1A REMAINDER LOT - LOT A SNM/RES/R-1A LANDSCAPE LOT - NET DENSITY SUBTOTAL RIGHT-OF-WAYS TOTAL N00 24'09"W 64.00' S89 35'51"W 10.17' ± ACRES GROSS NUMBER OF LOTS NOTES: 1. THE DASHED GREY LINES REPRESENT THE APPROVED PARKEBRIDGE SUBDIVISION WHICH IS CURRENTLY IN THE FINAL MAP PROCESS. THIS PLAN PROPOSES TO CONNECT WITH THE APPROVED ROADWAYS OF THE PARKEBRIDGE SUBDIVISION AT THE POINTS NOTED ON THE MAP. SINGLE-FAMILY RESIDENTIAL LOTS, 45'x80' (TYP.) REMAINDER LOT LANDSCAPE LOT VACANT 2. THIS PLAN DOES NOT INTEND TO HAVE THE VILLAGE 2 REMAINDER LOT SUPERSEDE THE APPROVED PARKEBRIDGE SUBDIVISION. THE PROPOSED PLAN WILL INTEGRATE WITH THE APPROVED PARKEBRIDGE SUBDIVISION. PROPOSED USE 3. N.A.P.O.T.S. = NOT A PART OF THIS SUBDIVISION EXISTING USE 2 R =1 0 0 Δ = 9 19 L= R=12.33' Δ=90 00'00" L=19.37' R= Δ= ' L =12 5 ' 5 2 " 6.17 ' SINGLE FAMILY RESIDENTIAL EXISTING ZONING R-1A-PUD SINGLE FAMILY PROPOSED ZONING EXISTING GENERAL PLAN REMAINDER LOT N63 58'18"W 53.00' 29.0 ACRES (G) 29.0 ACRES (N) SUBURBAN NEIGHBORHOOD MEDIUM PROPOSED GENERAL PLAN LOT A 0.06 ± AC (N) LANDSCAPE LOT 40' 40' WATER CITY OF SACRAMENTO 98' 45' UNIT 1 (14) 45'X80' LOTS 50' ' 45' 45' 2.4 ACRES (G) 1.6 ACRES (N) 98' 13 ' ' 14 21' 14' 50' 98' 65' HARVEST GLEN WAY 49' '.5 R= 15 43' 43' R= = ' 1 L= 4 8'2 0 " ' 11 45' (TYP.) P.U.E. 45' 53' R= REDESIGN ELBOW TO CONNECT TO APPROVED ROADWAY 443' S39 58'08"E 5.00' R=43.67' Δ=50 25'11" L=38.43' APPROVED CLASS I BIKE TRAIL CONNECTIONS FROM THE BIKE TRAIL TO THE STREET WILL BE COORDINATED WITH THE APPROVED PARKEBRIDGE SUBDIVISION. FUTURE BIKE/PED BRIDGE (N.A.P.O.T.S.) RGO Δ N00 39'43"W ' 10' P.U.E. (TYP.) 45' 10' 45' A 50' ' 99' 98' 42' 60 65' ' NORTH ' 22 ' B STREET A 2 45' 45' 14' N14 01'36"E 20.68' 0 ' 98' 45' 45' 230' 3 45' 98' (TYP.) 10' P.U.E. 45' 4 98' REDESIGN ELBOW TO CONNECT TO APPROVED ROADWAY 0 R=4 48' 45' 4. THIS EXHIBIT IS FOR TENTATIVE MAP PURPOSES ONLY. ALL SITE CHARACTERISTICS ARE TO BE VERIFIED. 5 98' 10' P.U.E. (TYP.) NOTES 1. SUB DIVIDER RESERVES THE RIGHT TO FILE MULTIPLE FINAL MAPS PURSUANT TO SECTION (A) OF THE SUBDIVISION MAP ACT. 2. THIS IS AN APPLICATION FOR A DEVELOPMENT PERMIT. 3. A 10 FOOT PUBLIC UTILITY EASEMENT WILL BE LOCATED ADJACENT TO ALL PRIVATE STREETS EXCEPT AS APPROVED BY THE CITY ENGINEER. 9 81' 81' JEN CALIFORNIA 7 LLC APN: (APPROVED PARKEBRIDGE SUBDIVISON, CURRENTLY IN FINAL MAP PROCESS) N00 39'43"W ' PG&E CEDARGATE WAY GAS 6 40' SMUD ' 85 ' 25' 3 30 R=45.7' 0' 43' 43' ELECTRICITY 85 ' 8 40' 40' CITY OF SACRAMENTO 7 N44 09'19"E 53.00' BRIDGEHAVEN WAY STORM DRAIN ' ' 7' ' ' SACRAMENTO AREA SEWER DISTRICT R=258.00' Δ=1 33'10" L=6.99' ' 40 ' 40 LOCAL SEWER 40' 40' 91' ' 40 ' 40.5 SACRAMENTO REGIONAL COUNTY SANITATION DISTRICT 15 REGIONAL SEWER 33' 33' 40' 40' 91' (SEE CONCEPTUAL PASEO PLAN FOR DETAILS) TWIN RIVERS UNIFIED SCHOOL DISTRICT 40' SCHOOL DISTRICT 0' CITY OF SACRAMENTO R=4 FIRE PROTECTION R=12.33' Δ=81 46'39" L=17.60' 21 CITY OF SACRAMENTO R=326.50' Δ=8 18'50" L=47.38' N34 20'32"E 9.27' R= ' Δ = '0 2 " L = ' 48' PARK DISTRICT R=12.33' Δ=90 00'00" L=19.37' UNIT 2 R-1A-PUD SINGLE FAMILY SUBURBAN NEIGHBORHOOD MEDIUM N89 35'51"E ' R=12.33' Δ=90 00'00" L=19.37' ASSESSOR'S PARCEL NO. AREA 2 R = Δ= 1 L= N89 35'51"E ' S00 24'09"E 7.17' N00 24'09"W 98.84' COMMUNITY PLAN/ UNITS WOOD RODGERS INC 'C' STREET, BLDG. 100B SACRAMENTO, CA CONTACT: TIM DENHAM/JEFF CARPENTER PHONE: (916) R=12.33' Δ=90 00'00" L=19.37' 9. GENERAL PLAN/ PLANNER/ENGINEER N89 35'51"E ' '.3 ' 0 0 " 7' N89 35'51"E 10.17' APPLICANT N89 35'51"E 53.00' N00 24'09"W 7.17' S00 24'09"E 7.17' N00 24'09"W 7.17' LOT NO/ 34' MAX. PARKWAY N00 24'09"W 13.17' TAYLOR BUILDERS LLC 508 GIBSON DRIVE #260 ROSEVILLE, CA CONTACT: CLIFTON TAYLOR PHONE: (916) REPLACE EXISTING FENCE TRAVEL 15' 42.2' R.O.W. OWNER ' 53' PROJECT NOTES CL TRAVEL SWK. TRAVEL LANE.3 3' 0.3 '0 0 " 7' r ve NORTH N00 24'09"W ' El Camino Avenue N14 00'39"W 53.00' STREET TREE (TYP.) Northgate Boulevard Truxel 80 y Hw San Juan Road W. SIX BAR C LLC APN: PARKEBRIDGE LOT KTO BE INSTALLED BY PHASE 1 IMPROVEMENT PLANS MARCH 21, 2018 I-5 Sacramento El Centro Road CITY OF SACRAMENTO, CALIFORNIA SIX BAR C LLC APN: Del Paso Road Arco Arena N.T.S. PARKEBRIDGE - LOT K le vil d rys var Maoule B I-5 N00 24'09"W ' Rio Linda Boulevard Hwy 99/70 Boulevard Elkhorn TENTATIVE SUBDIVISION MAP 0 0 Δ= ' L =17 JEN CALIFORNIA 7 LLC APN: (APPROVED PARKEBRIDGE SUBDIVISON, CURRENTLY IN FINAL MAP PROCESS) Power Line SACRAMENTO METRO AIRPORT N89 22'00"E ' S00 29'17"E ' VICINITY MAP LLC R C -089 A B SIX : 0.0 0' N AP R = ' 21" S89 20'17"W ' S89 20'17"W ' Page 40 PARKEBRIDGE - LOT K TENTATIVE SUBDIVISION MAP

41 CONCEPTUAL PASEO PLAN PARKEBRIDGE - LOT K CITY OF SACRAMENTO, CALIFORNIA MARCH 21, 2018 (REVISED: JULY 10, 2018) 53' LANDSCAPE DETAILS TO BE INCLUDED IN IMPROVEMENT PLANS FENCE FENCE MEANDERING TRAIL LOT 7 LOT 8 SIDE YARD SIDE YARD 2' D.G. SHOULDER 8' TYP. LANDSCAPE LOT 25' - 33' PL PL LOT A - LANDSCAPE LOT C PASEO CROSS SECTION NOT TO SCALE 33' D SEE IMPROVEMENT PLANS OF PARKEBRIDGE VILLAGE 1 FOR DETAILS FENCE FENCE MEANDERING TRAIL SIDE YARD SIDE YARD PEDESTRIAN SAFETY BOLLARD LIGHT (TYP.) (SEE PUD GUIDELINES FOR MINIMUM REQUIREMENTS) 2' D.G. SHOULDER 8' TYP. 2' D.G. SHOULDER LANDSCAPE LOT 33'-53' PL PL LOT G - LANDSCAPE LOT (N.A.P.O.T.S.) D LOT 7 8' SIDEWALK PASEO CROSS SECTION - APPROVED IN PARKEBRIDGE VILLAGE 1 NOT TO SCALE C 0 NORTH LOT ' ALL LANDSCAPE DETAILS ARE CONCEPTUAL AND SUBJECT TO CHANGE. FINAL PASEO DESIGN TO BE SUBMITTED WITH THE LANDSCAPE IMPROVEMENT PLANS. Page 41 PARKEBRIDGE - LOT K CONCEPTUAL PASEO PLAN

42 5/7/2018 VIA Dana Mahaffey, Associate Planner City of Sacramento community Development Department 300 Richards Boulevard, 3 rd Floor Sacramento, CA RE: 3800 Fong Ranch Road (P18-017) Dear Ms. Mahaffey: WALKSacramento has reviewed 3800 Fong Ranch Road (P18-017) and we offer the following comments. Although the project will result in less open space acreage for the ParkeBridge community, Lot K will provide some pedestrian benefits that the approved wetland preserve open space wouldn't. Because the Lot K open space would be almost surrounded by the rear fences of houses, it would have essentially no natural surveillance which could lead to undesirable or illegal activity on the property. This would have negative impacts to livability and the personal safety for local residents. The proposed project would fill in the open space with single-family residential and a cul-de-sac with a connecting paseo. The proposed paseo will provide "eyes on the street" that would otherwise be limited. Street A, the proposed new cul-de-sac, will "T" into the new street between Street R and Street O, but since there is open space on the opposite side of the street there will be no houses or public gathering space to augment the "eyes on the street" that will be provided by the houses on Street A. Assuming the house plans that will be used on Street A are similar to those proposed during the 2006 approvals for ParkeBridge, i.e. each of the floor plans have kitchen nooks or family/dining rooms at the front of the house, there will be "eyes on the street" from the houses. Should the proposed plans be substantially different, such no active living space at the front of the house as proposed in the ParkeBridge Lot 1 proposal, then the lack of the houses' contribution to "eyes on the street" makes the paseo's contribution critical. The proposed paseo design, however, is limiting in that it narrows down from a 54' width at the north end to 17' at the south end where it connects to the cul-de-sac. The narrow paseo width at the cul-desac will limit visibility, and with solid wood fences on either side of the paseo the travel way may feel constrained and unsafe to pedestrians. The line-of-sight from houses on the cul-de-sac will also be restricted or virtually non-existent due to the shape of the paseo. The view down the 170'-long paseo from Street P to the north may also appear longer than it is due to the narrowing, making it less attractive for walking. As proposed, the paseo may function very poorly th Street, Suite 203 Sacramento, CA Page 42