Planning Commission Staff Report January 21, 2016

Transcription

1 Planning Commission Staff Report January 21, 2016 Project: Khattab Medical Office Building Major Design Review File: EG Request: A Major Design Review (DR) to construct a 12,669 square foot medical office building and associated site improvements on a vacant 1.13-acre parcel Location: 9250 Big Horn Boulevard APN: Staff: Nathan Anderson, Associate Planner Owner Applicant Agent Miner Joaquin Building Corp. John Dentoni (Representative) 301 E. Miner Avenue Stockton, CA Stafford King Wiese Architects Mark Marvelli (Representative) th Street Sacramento, CA Mahmoud Khattab, MD 9390 Big Horn Blvd., Ste. 145 Elk Grove, CA Staff Recommendation Staff recommends that the Planning Commission adopt a Resolution: 1. Finding the Project exempt from the California Environmental Quality Act (CEQA) pursuant to State CEQA Guidelines Section (In-Fill Development Projects). 2. Approving a Major Design Review for the Khattab Medical Office Building Project (EG ), subject to the findings and conditions of approval contained in the resolution. Project Description The proposed Project consists of a Major Design Review to construct a new 12,669 square foot single-story medical office building along with associated site improvements, including parking, lighting and landscaping, on a vacant 1.13-acre parcel. The proposed building would be located on the eastern half of the subject property, with the parking area located on the western half of the property. The proposed Project would be accessed via a reciprocal access easement from the existing bank development to the north. Approximately 60 percent of the proposed building would be occupied by a medical office owned by the building owner. The remaining 40 percent of the building would be divided into two separate suites for additional occupancy of two future tenants. The site would also include 52 parking spaces, 10 of which would be covered beneath an 11-foot-tall canopy, as well as associated landscaping and parking lot lighting. Background The Project site is the last remaining undeveloped lot located within the Laguna Business Park at the southwest corner of Laguna Boulevard and Big Horn Boulevard. The Laguna Business Park was approved in 1987 and amended in 1995 by the Sacramento County Board of Supervisors. The site was previously mass-graded as part of the overall development of the Business Park. 1

2 Elk Grove Planning Commission January 21, 2016 Page 2 In June 2004, the Bank of Stockton Project was approved on a 3.5-acre parcel which included the project site (EG ). That project included the rescission of a County Zoning Agreement ( ), a Conditional Use Permit to reduce the stacking distance required for remote tellers, and a design review for an 8,000 square foot bank building with site improvements on the northern portion of the property. Approximately one year following approval of the Bank of Stockton Project, a Tentative Parcel Map was approved for the site, which split the property into two parcels (EG ). The proposed Project is located on the vacant parcel which was split off as part of this Tentative Parcel Map. Project Setting The Project site is located approximately 300 feet south of the intersection of Laguna Boulevard and Big Horn Boulevard. The Project site totals approximately 1.13 acres and is currently vacant. There is a row of redwood trees located along the northern edge of the property, which are proposed for removal as part of the Project. The Project site is bordered by Elk Grove Commerce Bank (formerly Bank of Stockton) to the north, UC Davis Medical Group to the northwest, and additional medical office buildings to the south. Sutter Medical Plaza is located across Big Horn Boulevard to the east. Table 1 details the Project s and adjacent properties current Zoning and General Plan designations and uses. Figures 1 and 2 show the location of the proposed Project site. Table 1 - Adjacent Land Designations and Uses Existing Uses General Plan Zoning Project Site Vacant Office/Multifamily MP North Bank buildings Office/Multifamily MP South Medical office buildings Office/Multifamily MP West Medical office buildings Office/Multifamily MP East Medical office buildings Office/Multifamily BP 2

3 Elk Grove Planning Commission January 21, 2016 Page 3 Figure 1 - Vicinity Map Figure 2 - Location Map 3

4 Elk Grove Planning Commission January 21, 2016 Page 4 Analysis The proposed project has been reviewed in accordance with the City s General Plan and Title 23 of the Municipal Code (herein after the Zoning Code), and meets all applicable requirements. Table 2 - Conformity with Development Regulations Development Standard Required Proposed Office Building Complies Building Setbacks 25 Front 25 Street Side 10 Interior Side 57 Front (Big Horn Blvd) N/A 11 Interior (north); 10 interior (south) Yes Landscaping 25 Front 6 interior 15% Site (7,400 s.f.) 25 Front 6 interior 23% Site (11,328 s.f.) Yes Parking Lot Shading 50% of parking area (9,813 s.f.) 50% (9,847 s.f.) Yes Building Height Limit 40 maximum 33 (approximately) Yes Parking Spaces 1 space/250 s.f. = Yes Site Layout The Project site totals approximately 1.13 acres. The proposed 12,669 square foot building would be located on the east side of the property, fronting onto Big Horn Boulevard. The parking area would be located on the west side of the property. There is existing curb, gutter, and sidewalk along the Big Horn Boulevard frontage of the entire parcel. Directly adjacent to Big Horn Boulevard is a 32-foot pedestrian easement, which contains an existing detached sidewalk. Due to the Project s site short frontage, no direct access will be allowed from Big Horn Boulevard. Instead, the Project would take access to Laguna Blvd and Big Horn Blvd via existing access points on Elk Grove Commerce Bank property. A Covenant and Agreement has been executed between the Project and the bank to secure the recordation of the reciprocal access agreement (Exhibit D). The proposed site plan (Figure 3) is consistent with Zoning Code development standards for the MP zoning district. The building meets the minimum setback requirements. The Project has sufficient landscaping to meet the parking lot shading and street tree requirements. The Project site includes 52 parking spaces, 10 of which would be shaded beneath an 11-foot-tall covered canopy structure. 4

5 Elk Grove Planning Commission January 21, 2016 Page 5 Figure 3 - Proposed Site Plan Landscaping The site currently contains a row of 23 redwood trees which are located along the northern property line. These trees were planted to provide a natural barrier when the Bank of Stockton Project was developed approximately 10 years ago. The Applicant has proposed to remove these trees as part of development and replace them with a combination of valley oak, Chinese elm, crape myrtle, and holly oak trees, which are more suitable to the area and would provide more shade than the existing redwoods. Redwood trees are not identified as protected trees within the City s Tree Preservation and Protection Chapter of the Elk Grove Municipal Code. Therefore, their removal would not require mitigation. It is possible that nesting is occurring within the trees. In order to determine that no nesting of endangered, rare, or threatened species is occurring within the trees proposed for removal, the project will be conditioned for a pre-construction survey to be conducted by a qualified biologist within 14 days prior to removal. Proof of this survey shall be required to be submitted to the Planning Division of the Development Services Department for review prior to removal of trees. If endangered, rare, or threatened species are identified as part of this survey, work shall be required to immediately stop and further environmental review may be required. 5

6 Elk Grove Planning Commission January 21, 2016 Page 6 Architecture The proposed Project incorporates a unique, modern design, primarily consisting of a combination of clear and spandrel glazing and aluminum composite material. The resultant appearance gives the impression that the building is constructed mainly of glass/windows, with very few solid exterior barriers and allows for the metal façade details to further stand out. The proposed elevations have been included as Figure 4. Figure 4 - Proposed Elevations In addition to the elevations, the Applicant has also prepared exterior renderings of the Project site. These renderings have been included as Figures

7 Elk Grove Planning Commission January 21, 2016 Page 7 Figure 5 Exterior Rendering: View from Customer Parking Figure 6 Exterior Rendering: Main Customer Entry 7

8 Elk Grove Planning Commission January 21, 2016 Page 8 Figure 7 Exterior Rendering: View from Big Horn Boulevard The site has a consistent theme and color pallet that extends to all elevations. In order to provide visual interest and reduce building massing, the building façade incorporates a curved roof and columns, as well as a metallic trim which wraps around the entire structure. As stated previously, the proposed building meets the required setbacks and does not exceed the height limit as established in the Zoning Code for commercial development. The proposed Project is consistent with the building design standards and design elements established in the Citywide Design Guidelines, as the elevations utilize a contemporary color scheme and building materials to achieve a modern design. This design and color scheme, while unique to the area, has a distinct architectural style which could define this portion of the City as a landmark building. These types of buildings are encouraged within the Design Guidelines. The Project is consistent with the General Plan, Citywide Design Guidelines and Zoning Code. Adequate landscaping and architectural relief have been provided in the plans to make the Project harmonious with surrounding properties and to enhance the character of the area. Letters from Commenting Agencies This Project was routed to various City, County, and State agencies for review. No issues of concern were identified by these agencies. Comments from agencies have either been addressed through the processing of the Project or have been included as draft conditions of approval (see Exhibit C). 8

9 Elk Grove Planning Commission January 21, 2016 Page 9 Environmental Analysis The California Environmental Quality Act (Section 21000, et. seq. of the California Public Resources Code, hereafter CEQA) requires analysis of agency approvals of discretionary projects. A project, under CEQA, is defined as the whole of an action, which has a potential for resulting in either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment. The proposed Project is a project under CEQA. CEQA Guidelines Section (In-Fill Development Projects) exempts from further CEQA review those infill projects which: are consistent with the General Plan; are within city limits on a site no larger than five acres substantially surrounded by urban uses; are located on a site that has no value as habitat for rare or endangered species; would not result in significant adverse effects related to traffic, noise air quality or water quality; and are located on a site that can be adequately served by all required utilities and public services. The proposed Project is located on an approximately 1.13-acre site in an urbanized area within the City of Elk Grove. The site is substantially surrounded by development on all sides. The site has been previously graded. As mentioned, there are several redwood trees located along the northern portion of the property which are identified by the Applicant for removal. While redwood trees are not identified as protected trees within the City s Tree Preservation and Protection Chapter of the Elk Grove Municipal Code, there is a potential for rare or endangered species to be nesting within the trees. In order to determine that no nesting of endangered, rare, or threatened species is occurring within the trees proposed for removal, the project will be conditioned for a pre-construction survey to be conducted by a qualified biologist within 14 days prior to removal. Proof of this survey will be required to be submitted to the Planning Division of the Development Services Department for review prior to removal of trees. If endangered, rare, or threatened species are identified as part of this survey, work shall be required to immediately stop and further environmental review may be required. All public utilities and services are available and no significant adverse effects related to traffic, noise air quality or water quality were identified during Project review. No other special circumstances exist that would create a reasonable possibility that the proposed Project will have a significant adverse effect on the environment. Therefore, the proposed Project qualifies for the exemption under CEQA Guidelines Sections and no further environmental review is required. Recommended Motions Should the Planning Commission agrees with staff s recommendation, the following motion is suggested: I move that the Planning Commission adopt a Resolution finding the Project exempt pursuant to CEQA Guidelines Section and approve the Design Review for the Khattab Medical Office Building Project (EG ), subject to the findings and conditions of approval included in the draft Resolution (Attachment 1). 9

10 Elk Grove Planning Commission January 21, 2016 Page 10 Attachments 1. Draft Planning Commission Resolution Exhibit A Project Description Exhibit B Project Plans Exhibit C Conditions of Approval Exhibit D Reciprocal Access Agreement 10

11 RESOLUTION NO January 21, 2016 A RESOLUTION OF THE CITY OF ELK GROVE PLANNING COMMISSION APPROVING A MAJOR DESIGN REVIEW FOR THE KHATTAB MEDICAL OFFICE BUILDING PROJECT NO. EG BIG HORN BOULEVARD APN: WHEREAS, the Development Services Department of the City of Elk Grove received an application on September 17, 2015 from Stafford King Wiese Architects (the Applicant), as authorized by the property owner Miner Joaquin Building Group, requesting a Major Design Review (the Project); and WHEREAS, the proposed Project is located on real property in the incorporated portions of the City of Elk Grove more particularly described as APNs: ; and WHEREAS, the Project qualifies as a project under the California Environmental Quality Act (CEQA), Public Resource Code , but is exempt; and WHEREAS, Section (Infill Development Projects) of Title 14 of the California Code of Regulations, (State CEQA Guidelines) provides an exemption from CEQA for projects characterized as infill development and meeting all conditions described; and WHEREAS, based on staff s review of the Project, no special circumstances exist that would create a reasonable possibility that granting a Major Design Review for this project will have a significant effect on the environment; and WHEREAS, the Development Services Department considered the Project request pursuant to the Elk Grove General Plan, the Elk Grove Municipal Code Title 23 (Zoning), and all other applicable State and local regulations; and WHEREAS, the Planning Commission held a duly noticed public hearing on January 21, 2016, as required by law, to consider all of the information presented by staff, information presented by the Applicant, and public testimony presented in writing and at the meeting. NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission of the City of Elk Grove finds that no further environmental review is required under CEQA for the Project pursuant to State CEQA Guidelines Section based upon the following finding: CEQA Finding: The project is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guideline Section of Title 14 of the California Code of Regulations. Evidence: CEQA Guidelines Section (In-Fill Development Projects) exempts from further CEQA review those infill projects which: are consistent with the General Plan; are within city limits on a site no larger than five acres substantially surrounded by urban uses; are located on a site that has no value as habitat for rare or endangered species; would 11

12 not result in significant adverse effects related to traffic, noise air quality or water quality; and are located on a site that can be adequately served by all required utilities and public services. The proposed Project is located on an approximately 1.13-acre site in an urbanized area within the City of Elk Grove. The site is substantially surrounded by development on all sides. The site has been previously graded. As mentioned, there are several redwood trees located along the northern portion of the property which are identified by the applicant for removal. While redwood trees are not identified as protected trees within the City s Tree Preservation and Protection Chapter of the Elk Grove Municipal Code, there is a potential for rare or endangered species to be nesting within the trees. In order to determine that no nesting of endangered, rare, or threatened species is occurring within the trees proposed for removal, the Project will be conditioned for a preconstruction survey to be conducted by a qualified biologist within 14 days prior to removal. Proof of this survey shall be required to be submitted to the Planning Department for review prior to removal of trees. If endangered, rare, or threatened species are identified as part of this survey, work shall be required to immediately stop and further environmental review may be required. All public utilities and services are available and no significant adverse effects related to traffic, noise air quality or water quality were identified during Project review. No other special circumstances exist that would create a reasonable possibility that the proposed Project will have a significant adverse effect on the environment. Therefore, the proposed Project qualifies for the exemption under CEQA Guidelines Sections and no further environmental review is required. AND, BE IT FURTHER RESOLVED, that the Planning Commission of the City of Elk Grove hereby approves a Major Design Review for the Project, as described in Exhibit A and illustrated in Exhibit B, subject to the conditions of approval in Exhibit C (all incorporated herein by this reference), based upon the following findings. Major Design Review Finding #1: The proposed Project is consistent with the objectives of the General Plan, complies with applicable Zoning regulations, Specific Plan provisions, Special Planning Area provisions, Citywide Design Guidelines, and Improvement Standards adopted by the City. Evidence: The site plan and building elevations have been reviewed in accordance with the General Plan, Zoning Code, and Citywide Design Guidelines. It has been concluded that the Project s architecture and site planning meets all applicable development standards prescribed by the Zoning Code and Citywide Design Guidelines, including, but not limited to setbacks, building height, site access, lighting, landscaping, and parking. The proposed elevations for the development have been designed to be distinctive and bold with the scale, architectural style, and bulk to be consistent with the requirements of the Guidelines. The proposed building has a consistent theme and color pallet that extends to all elevations. The building materials consist of a combination of aluminum composite, clear and spandrel glazing, and steel. The color palette consists of blue, chrome, and clear glazing. There will be a variety of landscaping materials concentrated around the building and in the parking lot. The Project has a clear design concept which is carried through to all elements of the Project. Additionally, the Project is subject to conditions of approval that will ensure consistency with all standard requirements. 12 Planning Commission Resolution Resolution 2016-XX January 21, 2016 Page 2 of 23

13 Finding #2: The proposed architecture, site design, and landscape are suitable for the purposes of the building and the site and will enhance the character of the neighborhood and community. Evidence: The proposed architecture, site design, and landscaping are suitable for the buildings and site and will enhance the character of the neighborhood. The colors for both the building and canopy consist of blue, chrome, and clear glazing. There will be a variety of landscaping materials on all sides of the building, which will screen the building from the surrounding uses to the north and south. Thus, the proposed site design and building elevations provide all design elements required by the Citywide Design Guidelines and Zoning Code, including consistent detailing of the architectural style, application of a consistent color palette throughout the Project, and providing sufficient pedestrian connectivity and landscaping. Finding #3: The architecture, including the character, scale and quality of the design, relationship with the site and other buildings, building materials, colors, screening of exterior appurtenances, exterior lighting and signing and similar elements establishes a clear design concept and is compatible with the character of buildings on adjoining and nearby properties. Evidence: In order to provide visual interest and reduce building massing, the building facade incorporates a unique design including a curved roofline, horizontal accent banding, columns, and exterior glazing. The building roofline varies in height ranging between 23 feet at the parapet and approximately 33 feet at the peak of the roof. All roof-mounted mechanical equipment will be screened from public view from East Stockton Boulevard. The proposed building meets the required setbacks and does not exceed the height limit as established in the Zoning Code for commercial development. Finding #4: The proposed Project will not create conflicts with vehicular, bicycle, or pedestrian transportation modes of circulation. Evidence: The proposed Project will include pedestrian access from Big Horn Boulevard and internal pedestrian pathways. These features will provide for and will not create conflicts with pedestrian transportation. Vehicular circulation is provided for throughout the site and the site provides 52 parking spaces, as well as three (3) bicycle parking spaces, both of which exceed the City parking standards. These features will enhance the pedestrian connectivity as well as vehicular and bicycle access to the site, and will not create conflicts with other vehicular, bicycle or pedestrian circulation. Planning Commission Resolution Resolution 2016-XX January 21, 2016 Page 3 of 23 13

14 The foregoing Resolution of the City of Elk Grove was passed and adopted by the Planning Commission on the 21 st day of January 2016, by the following vote: AYES: NOES ABSENT: ABSTAIN: ATTEST: Sandy Kyles, PLANNING SECRETARY George Murphey, CHAIR of the PLANNING COMMISSION 14 Planning Commission Resolution Resolution 2016-XX January 21, 2016 Page 4 of 23

15 Exhibit A Project Description PROJECT DESCRIPTION The Project consists of a Major Design Review to construct a new 12,669 square foot single-story medical office building along with associated site improvements, including parking, lighting and landscaping, on a vacant 1.13-acre parcel. The proposed building would be located on the eastern half of the subject property, with the parking area located on the western half of the property. The proposed Project would be accessed via a reciprocal access easement from the existing bank development to the north. Approximately 60 percent of the proposed building would be occupied by a medical office owned by the building owner. The remaining 40 percent of the building would be divided into two (2) separate suites for additional occupancy of two (2) future tenants. The site would also include 52 parking spaces, 10 of which would be covered beneath an 11-foot-tall canopy, as well as associated landscaping and parking lot lighting. ### Planning Commission Resolution Resolution 2016-XX January 21, 2016 Page 5 of 23 15

16 SITE STATISTICS PARCEL AREA: 49,282 SF ( 1.13 AC. ) BUILDING: 12,669 SF PARKING REQUIRED PER ZONING 1/250 SF PARKING STALLS REQUIRED: 51 STALLS PARKING PROPOSED: 52 STALLS TH STREET SACRAMENTO, CALIFORNIA VICINITY MAP COVERED CANOPY - EAST ELEVATION COVERED CANOPY - NORTH ELEVATION PROPOSED PARKING LOT LIGHT FIXTURE CLIENT AND PROJECT Mahmoud Khattab, MD Internal Medicine/Aesthetic Medicine 9390 Big Horn Blvd., Suite 145 Elk Grove, CA Medical Office Building for Dr. Mahmoud Khattab 9250 Big Horn Boulevard, Elk Grove, CA SCALE 1"= 20'-0" 10' NORTH 0' 20' 40' 60' SHEET TITLE CONCEPTUAL SITE PLAN NOTE: NO DEVIATIONS ARE PROPOSED FROM CITY STANDARDS FOR THIS PROJECT. PROJECT NO DRAWN BY RC ISSUE DATE JULY 31, 2015 CHECKED BY MM SHEET NO. A1 16

17 622 20TH STREET SACRAMENTO, CALIFORNIA CLIENT AND PROJECT Mahmoud Khattab, MD Internal Medicine/Aesthetic Medicine 9390 Big Horn Blvd., Suite 145 Elk Grove, CA Medical Office Building for Dr. Mahmoud Khattab 9250 Big Horn Boulevard, Elk Grove, CA SCALE 1/8"= 1'-0" 4' 0' 8' 16' 24' SHEET TITLE BUILDING ELEVATIONS PROJECT NO DRAWN BY RC ISSUE DATE JULY 31, 2015 CHECKED BY MM SHEET NO. A2 17

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19 622 20TH STREET SACRAMENTO, CALIFORNIA COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT CLIENT AND PROJECT Mahmoud Khattab, MD Internal Medicine/Aesthetic Medicine 9390 Big Horn Blvd., Suite 145 Elk Grove, CA Medical Office Building for Dr. Mahmoud Khattab 9250 Big Horn Boulevard, Elk Grove, CA CIVIL ENGINEER SHEET TITLE PROJECT NO SHEET NO. DRAWN BY MW ISSUE DATE 11/05/2015 CHECKED BY MM / SL 19

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21 622 20TH STREET SACRAMENTO, CALIFORNIA COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT CLIENT AND PROJECT Mahmoud Khattab, MD Internal Medicine/Aesthetic Medicine 9390 Big Horn Blvd., Suite 145 Elk Grove, CA Medical Office Building for Dr. Mahmoud Khattab 9250 Big Horn Boulevard, Elk Grove, CA CIVIL ENGINEER SHEET TITLE PROJECT NO SHEET NO. DRAWN BY MW ISSUE DATE 11/05/2015 CHECKED BY MM / SL 21

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23 622 20TH STREET SACRAMENTO, CALIFORNIA Electrical Engineering Consultants 1751 Cebrian Street West Sacramento CA fax CLIENT AND PROJECT Mahmoud Khattab, MD Internal Medicine/Aesthetic Medicine 9390 Big Horn Blvd., Suite 145 Elk Grove, CA Medical Office Building for Dr. Mahmoud Khattab 9250 Big Horn Boulevard, Sacramento, CA SHEET TITLE PROJECT NO. SHEET NO DRAWN BY CHECKED BY JG TB/JA ISSUE DATE 23

24 622 20TH STREET SACRAMENTO, CALIFORNIA Electrical Engineering Consultants 1751 Cebrian Street West Sacramento CA fax CLIENT AND PROJECT Mahmoud Khattab, MD Internal Medicine/Aesthetic Medicine 9390 Big Horn Blvd., Suite 145 Elk Grove, CA Medical Office Building for Dr. Mahmoud Khattab 9250 Big Horn Boulevard, Sacramento, CA SHEET TITLE PROJECT NO. SHEET NO DRAWN BY CHECKED BY JG TB/JA ISSUE DATE 24

25 622 20TH STREET SACRAMENTO, CALIFORNIA Electrical Engineering Consultants 1751 Cebrian Street West Sacramento CA fax CLIENT AND PROJECT Mahmoud Khattab, MD Internal Medicine/Aesthetic Medicine Big Horn Blvd., Suite 145 Elk Grove, CA Medical Office Building for Dr. Mahmoud Khattab 9250 Big Horn Boulevard, Sacramento, CA SHEET TITLE Calculation Summary Label CalcPts CalcType Illuminance Units Fc Avg 3.50 Max 14.5 Min 0.2 PROJECT NO. SHEET NO DRAWN BY CHECKED BY JG TB/JA ISSUE DATE 25

26 Exhibit C Conditions of Approval On-Going Conditions of Approval Timing/ Implementation Enforcement/ Monitoring Verification (date and Signature) 1. The Project approved by this action is for a Major Design Review, as specifically described in Exhibit A and as illustrated in the Project plans in Exhibit B. Deviations from the approved plans shall be reviewed by the City of Elk Grove (City) for substantial compliance and may require amendment by the appropriate hearing body. 2. This action does not relieve the Applicant or the Property Owner of the obligation to comply with all codes, laws, statutes, regulations, and procedures. 3. The Applicant/Property Owner and any Successors in Interest (hereby referred to as the Applicant ) shall indemnify, protect, defend, and hold harmless the City, its officers, officials, agents, employees, and volunteers from and against any and all claims, damages, demands, liability, costs, losses or expenses including without limitation court costs, reasonable attorney s fees and expert witness fees arising out of this Project including challenging the validity of this approval or any environmental or other documentation related to approval of this Application. 4. Except as otherwise specified or provided for in the Project plans or in these conditions, the Project shall conform to the development standards and design requirements adopted by the City of Elk Grove, specifically including but not limited to the following: The Elk Grove Zoning Code (Title 23 of the EGMC) EGMC Chapter (Tree Preservation and Protection) EGMC Chapter (Water Efficient Landscape Requirements) Citywide Design Guidelines On-Going On-Going On-Going On-Going Planning Planning Planning Planning Engineering Planning Commission Resolution Resolution 2015-XX January 21, 2016 Page 16 of 23 26

27 Exhibit C Conditions of Approval Conditions of Approval Timing/ Implementation Enforcement/ Monitoring Verification (date and Signature) 5. The Applicant/property owner shall design and construct all improvements in accordance with the City of Elk Grove Improvement Standards, as further conditioned herein, and/or to the satisfaction of Public Works. Public sewer, water, and other utility (e.g. electricity) infrastructure shall be designed and constructed with the standards of the appropriate governing agency or utility provider. On-Going Engineering, EGWD, SASD, SMUD PG&E Frontier 6. The Applicant shall pay all plan check fees, impact fees, or other costs as required by the City, the Cosumnes Community Services District (CCSD), Sacramento Area Sewer District (SASD), Elk Grove Water District (EGWD), or other agencies or services providers as established by law On-Going Planning Engineering, Building, Finance, CCSD, EGWD, SASD 7. Approval of this Project does not relieve the Applicant from the requirements of subsequent permits and approvals, including but not limited to the following: Grading Permit and Improvement Plan Building Permit and Certificate of Occupancy Requirements of the Sacramento Metropolitan Air Quality Management District Fire permit SASD Design Standards for on-site and off-site sewer construction. On-Going Planning, Engineering, Building, CCSD, EGWD, SASD, EGWD SMAQMD Planning Commission Resolution Resolution 2015-XX January 21, 2016 Page 17 of 23 27

28 Exhibit C Conditions of Approval Conditions of Approval Prior To or In Conjunction With Improvement Plans and/or Grading Plan Approval Timing/ Implementation Enforcement/ Monitoring Verification (date and Signature) 8. The Planning Division shall be notified immediately if any prehistoric, archaeologic, or paleontologic artifact is uncovered during construction. All construction must stop and an archaeologist that meets the Secretary of the Interior s Professional Qualifications Standards in prehistoric or historical archaeology shall be retained to evaluate the finds and recommend appropriate action. Improvement Plans Planning A note stating the above shall be placed on the Improvement Plans. 9. All construction must stop if any human remains are uncovered, and the County Coroner must be notified according to Section of California s Health and Safety Code. If the remains are determined to be Native American, the procedures outlined in CEQA Section (d) and (e) shall be followed. Improvement Plans Planning A note stating the above shall be placed on the Improvement Plans. 10. Prior to removal of any existing trees on the site, a pre-construction survey shall be conducted by a qualified biologist within 14 days prior to removal. Proof of this survey shall be submitted to the Planning Department for review and approval prior to removal. Removal of any Trees Planning 11. The Applicant shall prepare and submit a drainage study to the satisfaction of the City and in accordance with City of Elk Grove Storm Drainage Master Plan, Improvement Standards, General Plan, and any other applicable drainage master plans or studies. Improvement Plan or Grading Permit(s) Whichever Occurs First Engineering 12. Connection to the SASD sewer system shall be required to the satisfaction of SASD. Improvement Plans SASD Planning Commission Resolution Resolution 2015-XX January 21, 2016 Page 18 of 23 28

29 Exhibit C Conditions of Approval Conditions of Approval Timing/ Implementation Enforcement/ Monitoring Verification (date and Signature) 13. Each lot and each building with a sewer source shall have a separate connection to the SASD s sewer system. Improvement Plans SASD 14. Developing the property shall require the payment of sewer impact fees. The Applicant shall contact the SASD for sewer impact fee information. Improvement Plans SASD 15. Water supply to each building shall be provided by the Sacramento County Water Agency. Improvement Plans Sacramento County Water Agency 16. All water lines shall be located within a public right-of-way or within easements dedicated to SCWA. Easements shall be reviewed and approved by Sacramento County Water Agency prior to Improvement Plan approval or Final Map approval. Improvement Plans Sacramento County Water Agency 17. Any/all abandoned wells on the proposed project site shall be destroyed in accordance with the requirements of the Sacramento County Environmental Health Division. All abandoned/destroyed wells shall be shown on the improvement plans for the project. Prior to abandoning any existing agricultural wells, applicant shall use water from agricultural wells for grading and construction. Improvement Plans Sacramento County Water Agency 18. All structures on the site shall be located outside of any waterline easements which exist on the property. Improvement Plans Sacramento County Water Agency Planning Planning Commission Resolution Resolution 2015-XX January 21, 2016 Page 19 of 23 29

30 Exhibit C Conditions of Approval Conditions of Approval Prior To or In Conjunction With Building Permit Timing/ Implementation Enforcement/ Monitoring Verification (date and Signature) 19. Prior to issuance of a building permit, the Project area shall annex into the Maintenance Mello-Roos Community Facilities District (CFD), to fund the project s fair share of landscape related maintenance costs associated with public parkways, public parks, open space, landscape setbacks, bike and other paths, landscaped medians in and adjacent to roadways, maintenance and operation of a community center, sports (including aquatic) facilities, cultural arts center, and water features, and maintenance of other related facilities. The annexation process can take several months, so applicants should plan accordingly. The application fee and completed application for the annexation is due prior to the Resolution of Intention to Annex the Property and Levy the Special Tax. For further information regarding this CFD, see Building Permit Finance lo_roos_cfds/ 20. Prior to issuance of a building permit, the project area shall annex into the Street Maintenance Assessment District No. 1, Zone 2, to fund a portion of the additional costs for long-term roadway maintenance related to serving the new development. The annexation process can take several months, so applicants should plan accordingly. The application fee and completed application for the annexation is due prior to the Resolution of Intention to Levy Street Maintenance Assessments. For further information on this District, see Building Permit Finance lo_roos_cfds/assessment_other_district_information/ Planning Commission Resolution Resolution 2015-XX January 21, 2016 Page 20 of 23 30

31 Exhibit C Conditions of Approval Conditions of Approval Timing/ Implementation Enforcement/ Monitoring Verification (date and Signature) 21. Prior to issuance of a building permit, the project area shall annex into the Storm Water Drainage Fee Zone 2 to fund a portion of the additional costs for storm water drainage and run-off maintenance related to serving the new development. The annexation process can take several months, so applicants should plan accordingly. The completed application for the annexation is due prior to the Resolution of Intention to Levy Storm Water Drainage Fee Zone 2 assessments. For further information on this District, see 10.html# Building Permit Finance 22. Prior to the issuance of a Building Permit, the Applicant shall either: Building Permit CCSD Fire 1. Form or annex into an annual Mello-Roos Community Facilities District special tax for fire and emergency services; or 2. Pay an equivalent amount for fire and emergency services as determined to be the fair share owed by the Applicant to the CCSD in their sole discretion. Any costs for the approval and creation of such annual special tax, annexation of the property into a Mello-Roos Community Facilities District for the Cosumnes Community Services District, or administration of the amount deposited to fund fire and emergency services, shall be paid from the annual special taxes of the Community Facilities District or the amount deposited with the Cosumnes Community Services District. In the event that the Applicant fails to form or annex into a Community Facilities District or pay an equivalent amount as provided for herein for such purposes for the Cosumnes Community Services District, no building permits for the property shall be issued. Planning Commission Resolution Resolution 2015-XX January 21, 2016 Page 21 of 23 31

32 Exhibit C Conditions of Approval Conditions of Approval Timing/ Implementation Enforcement/ Monitoring Verification (date and Signature) 23. The Applicant shall reconstruct any damaged curb, gutter, sidewalk and/or pavement caused by construction-related activities associated with the Project. If pavement replacement is necessary, as determined by the City, the Applicant may be required to grind, overlay, and/or slurry seal the damage portion(s) in accordance with the City Improvement Standards and to the satisfaction of the City. The Applicant shall schedule an inspection with the City to document the pre-construction condition of existing surface infrastructure adjacent to and near the Project. Building Permit Engineering 24. The Applicant shall record a reciprocal access and parking agreement between the project site (APN ) and APNs and including but not limited to joint access and parking to the satisfaction of the City. Building Permit Engineering 25. The Applicant shall reconstruct any existing ADA compliance improvements adjacent to the Project to meet current standards. Building Permit Engineering 26. The Applicant shall install the landscape corridor adjacent to Big Horn Blvd as shown on the plans along the project s frontage to the satisfaction of the City. Building Permit Engineering 27. The Applicant shall replace all existing rolled curb with vertical curb on Big Horn Blvd to the satisfaction of the City. Building Permit Engineering 28. Secure fencing around the construction site with locking gates, and appropriate lighting, shall be installed during construction to prevent trespassing and theft. During construction, the Police Department shall be given emergency contact information of contractors and Owners for any problems encountered after normal construction hours. Building Permit EGPD Planning Commission Resolution Resolution 2015-XX January 21, 2016 Page 22 of 23 32

33 Exhibit C Conditions of Approval Conditions of Approval Timing/ Implementation Enforcement/ Monitoring Verification (date and Signature) 29. The Applicant shall provide at least of three (3) bicycle parking spaces in conformance to the standards specified in Section of the Zoning Code. Any bicycle racks shall be U shaped in accordance with a recommendation by the Elk Grove Trails Committee. Building Permit Planning Prior To Certificate of Occupancy 30. Upon completion of the installation of the landscaping, the Project landscape architect/designer shall certify that the installed landscape complies with all City Water Conserving Landscape Requirements. Certification shall be accomplished by completion of a Certificate of Conformance on a form provided by the City. Failure to submit a complete and accurate Certificate of Conformance will delay final approval/occupancy of the Project. Prior to Certificate of Occupancy Planning ## Planning Commission Resolution Resolution 2015-XX January 21, 2016 Page 23 of 23 33

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38 UNNAMED RD Khattab Medical Office Builiding ft Radius for Owners RIVER OTTER WAY GWERDER CT GENERATIONS DR NEW ERA CT LAGUNA BLVD PL RANFURLY DR GLENAYLE BONNY DOWNS WAY FARAWAY PL Khattab Medical HARROGATE WAY RYEGATE DR BIG HORN BLVD ELMSMERE CT GADSBY CT TRENHOLM DR MONETTA DR RAVENDALE DR HOYLETON WAY CRYSTAL WALK CIR LONGLEAF DR SOARING OAKS DR 38 Legend MELFORT WAY QUESNEL Khattab Medical Office Building Owners within 500 ft. CIR MEREOAK CIR VILLAGE TREE DR WINEWOOD CIR PLAINOAK WAY OAKBRIAR CIR Feet