COUNTY OF SACRAMENTO CALIFORNIA ZONING ADMINSTRATOR REPORT

Transcription

1 COUNTY OF SACRAMENTO CALIFORNIA ZONING ADMINSTRATOR REPORT Control No.: PLNP Type: UPM-SPZ-DRS Hearing Date: September 30, 2015 TO: FROM: CONTACT: ZONING ADMINSTRATOR DEPARTMENT OF COMMUNITY DEVELOPMENT Christopher Castorena, Assistant Planner, , Thomas Vogt, Assistant Planner, , PROJECT DESCRIPTION PLNP : Edison Avenue Congregate Care. Request for a Use Permit, Special Development Permit and Design Review to allow a 21-unit senior congregate care facility located at 2230 Edison Avenue approximately 440 feet west of Bell Street, in the Arden Arcade community. Applicant: Edison Avenue Estates, LLC; APN: ; Environmental Document: Negative Declaration. District 3: Susan Peters APPLICANT/OWNER: Edison Avenue Estates LLC 4738 Duck horn Drive Sacramento, CA Attention: Sanjay Khunger ARCHITECT: Two Rivers Architects, Incorporated Folsom Boulevard, Building 300 Folsom, CA Attention: Larry Washington

2 DETAILED REQUEST: 1. A Use Permit to allow a two-story 14,003-square-foot congregate care facility with 21 units (42 total beds) on approximately 0.66 acres in the RD-20 (Multiple Family) zone. 2. A Special Development Permit to allow deviations from the Sacramento County Zoning Code (SZC) Institutional Development standards: a. Reduce the required 25-foot front yard setback for the congregate care facility to approximately 15 feet. b. Reduce the required 15-foot setback to private road for trash and recycle enclosure to approximately five feet. c. Reduce the required 25-foot planter from the ultimate right-of-way along Edison Avenue to approximately 12 feet. d. Reduce the required seven-foot wide planter from residentially zoned property for parking areas and private road to approximately three feet and, zero feet at dead end of private road. e. Reduce the required number of parking spaces from 15 spaces to 14 spaces. f. Reduce the required five-foot wide planter from residentially zoned property for parking spaces to approximately three feet and allow the planting of shrubs instead of a screen tree every 30 feet on center. 3. A Design Review to comply with the County s Commercial and Mixed Use Design Guidelines. Sr

3 Overview: The proposed project consists of a request to build a 21-unit senior congregate care facility at 2230 Edison Avenue in the Arden Arcade community area. Entitlement requests consist of a Use Permit for a congregate care facility, a Special Development Permit to allow deviations from the Sacrament County Zoning Code development standards, and a Design Review to comply with the County s Commercial and Mixed Use Design Guidelines. Summary of Key Points: The proposal will provide a senior congregate care facility on a vacant infill site in the Arden Arcade community where public services and infrastructure are available. The proposed project site is located along a major collector, Edison Avenue, near Bell Street. The proposal has been modified with input from the Design Review Administrator (DRA) and Design Review Advisory Committee (DRAC) during the application process. Both the DRA and DRAC determined that the final design is consistent with the applicable Design Guidelines. Security fencing will be installed adjacent to the apartment complex to the west and open space area to the south. CPAC Recommendation: The Arden Arcade Community Planning Advisory Council (CPAC) met on November 11, 2014 and recommended APPROVAL (7-0) of the proposed project with no conditions. CPAC members and residents did not have comments. Recommendations: Staff is recommending APPROVAL of the proposed project. I. Location Maps 4 II. Project Analysis 5 III. Staff Recommendations 9 IV. Attachments 23 V. Exhibits 23 Sr

4 I. ZONING AND LOCATION MAPS Sr

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6 II. PROJECT ANALYSIS A. Adjacent Land Uses and Zoning: Table I identifies the existing land uses, zoning districts, and Arden Arcade Community Plan (Community Plan) designations for the project site and surrounding properties: TABLE I: Existing Land Uses, Zoning Districts, and Community Plan Designations Existing Land Use Zoning and Community Plan Designations Subject Property Vacant Multiple Family RD-20 North Apartments (24 units) RD-30 South Open Space (e.g. San Juan Unified) RD-20 East Apartments (69 units) RD-30 West Dyer Kelly Elementary (400 RD-20 enrollment in 2015) B. History/Background: County records dating back to the 1950s show the subject property was zoned R-2 (Two Family Residential). In October, 1969 the subject parcel was rezoned to R-1-A (Single-family Residential) by a County initiated rezone. In November, 1980, the subject parcel was rezoned to RD-20 as part of the Arden Arcade Zoning Consistency hearings SZC and ZMA County records show the site was developed with a small single family residence, totaling 1,034 square feet. The structure was demolished in 2003 due to fire damage, and the site has since remained vacant. C. Site Description: The project parcel is located off of Edison Avenue, adjacent to Dyer-Kelley Elementary School and an apartment complex. Additionally, the project area is mostly zoned for high density residential uses. The project parcel has approximately 100 feet of street frontage along Edison Avenue, with sidewalk, curb, and gutter. A Concrete Masonry Unit (CMU) retaining wall, ranging from two feet, six inches to four feet in height separates the project parcel from the street. The site is moderately vegetated with native grasses and immature nonnative trees, especially along the north and western portions of the site. A large (30 inches in diameter at breast height (DBH)) valley oak is present in the middle of site, with smaller blue oaks, interior live oaks, and valley oaks present along the eastern and western edges of the site. Walnut and oak trees are located outside of the project parcel to the south. Site topography follows a gentle slope down to the southern and eastern sections of the property. D. Project Description: The applicant is requesting a Use Permit to build a 21-unit senior congregate care facility (42 total beds) consisting of a two-story 14,003 squarefoot facility on approximately 0.66 net acres in the RD-20 zone. Because the site has Sr

7 a narrow and deep configuration (95 feet wide by approximately 357 deep on average) the applicant is requesting a Special Development Permit to deviate from setback and landscaping standards, as required by the County s Institutional Development Standards. A Design Review to comply with the County s Community Design Guidelines is also required. The proposed 21-unit residential care facility will provide a total of 42 beds. All the proposed units are two bedrooms. The facility has a central kitchen and main dining room, in addition to a great room, lounge and game room to be used as shared amenities between residents. The two-bedroom units are 450 square feet and include private bathrooms. The facility does not offer medical care, but each room will be equipped with a pull station (a fire-alarm apparatus) in case of emergencies. The facility will maintain 24-hour staffing, with a live-in-manager, a cook and janitorial staff for public areas. The Justification Statement (Attachment 1) indicates the facility will be an inexpensive option for the elderly in good health and independently minded. Public transit is located within 0.5 miles from the site on Marconi Avenue, which can provide residents access to needed services and the Marconi/Arcade Light Rail Station. E. Consistency with General Plan and/or Community Plan: Table II: General Plan Policy Key Policy LU-18: Encourage development that complements the aesthetic style and character of existing development nearby to help build a cohesive identity for the area. LU-94: Use design review to ensure that new residential projects are designed to be compatible with existing neighborhood and improve quality of life. HE-25: Infill projects shall be integrated into the surrounding neighborhood to the greatest extent feasible. Consistency Project was reviewed by DRA and DRAC and found to be consistent with Community Design Guidelines. Project reviewed under County design review program and designed to complement the area while developing a vacant and underutilized lot. Project is located in an area with numerous uses including adjacent apartment and school uses. The project is an infill use that will provide another neighborhood service. Sr

8 HE-30: The County encourages housing for seniors to be near public transportation, shopping, medical and other essential support services. Project located within 0.5 miles of three bus routes to Kaiser H, Sunrise Mall, Mercy San Juan H, and four light rail stations. 1. General Plan: The request is consistent with the 2030 General Plan Medium Density Residential Designation and Text in that no policy conflicts have been identified. It is the County s policy to promote infill development on vacant and underutilized sites within existing urban areas. The proposed project supports these policies. 2. Community Plan: The request is consistent with the Arden Arcade Community Action Plan in that no policy conflicts have been identified. F. Design Review: The project was reviewed by the DRA and the Design Review Advisory Committee (DRAC) on March 26 and April 9, The DRA and DRAC made comments about the following components of the project: Landscape and wall treatment proposed around the site. Building design articulation and use of quality materials. High quality building materials, especially long-lasting roofing that will last 50 years plus. The Building Permits and Inspections Division will require a cool roof which is known to lower local ambient temperatures. Utilizing feedback from the DRA and DRAC, the site plan and building design were modified several times; however, the final design was found to be compatible with the County s Commercial and Mixed Use Guidelines. G. Development Standards: The proposed project is subject to the Institutional Development standards as outlined in the Zoning Code. The following chart reflects the proposed project s compliance with required standards: Setbacks, Building or Structure Table III: Institutional Development Standards Zoning Code (SZC) Required Proposed Section A.2.a 25 feet Min. 15 feet Special Development Permit requested Side Yard A.2.b 6 feet 6 feet Rear Yard A.2.c 25 feet Min. 125 feet Trash Enclosure C 15 feet private street Min 5 feet Landscaping Sr Special Development Permit requested

9 Fronting Public Right-of- Way Perimeter (Adjacent to Residential) Building Height Height (Adjacent to Residential Parking Number of Spaces/Ratio 1 space for every 3 beds B.2.a.i 25 feet Min. 12 feet Special Development Permit requested B.3 7-foot planter Ok, min. 6 feet behind facility and east side Table 5.8 Maximum 45 feet Highest Point 35 feet Table space for every 3 beds, 1 space per three employees. 42 beds/3 = 14 spaces 4 employees / 3 = 1 space 15 spaces required. Parking lot landscaping F 1 planter every 8-10 spaces Parking lot shading F. Table parking spaces = 30% minimum Fencing Adjacent to Residential C.2. 6-foot solid wood or masonry fence 14 provided, Special Development Permit requested for employee parking Approved by DRA,1 planter Ok, over 50% 6-foot wrought iron fencing on Edison Avenue continuing on east property line. 8-foot high masonry wall adjacent to apartments and continuing along south property line. H. Access/Circulation/Security: Access to the site will be provided by a 20-foot driveway on Edison Avenue and a new 35 foot driveway at the northeast corner of the property. This access driveway will extend along the eastern property line until it reaches the rear parking lot and a fire district approved turnaround (Attachment 2). Staff from the County Department of Transportation, County Site Improvement and Permits Section (SIPS) and the Sacramento Metropolitan Fire District reviewed the proposed project and had no concerns regarding access and circulation design as proposed. The Sheriff s Department has provided comments and conditions regarding safety and security as the area is considered a high crime area. These include: standard building security measures related to doors, windows and locks; operational safety procedures related to internal security; outdoor lighting and; access gates and exterior fencing; gated key pad on access control gate for visitor and employee entry. Sr

10 With conditions of approval from the Sheriff s Department, overall site security design and safety are addressed. I. Special Development Permit: The applicant is requesting a Special Development Permit to deviate from the following Institutional Development Standards. Reduce 25-foot required front yard setback for facility from ultimate right-ofway along Edison Avenue to approximately 15 feet. Reduce required 15-foot setback for trash/recycle enclosure from driveway to approximately five feet. Reduce required 25-foot wide planter width along Edison Avenue to 12 feet. Reduce required six-foot wide planter from parking areas and driveway to three feet and zero feet, respectively. Reduce the number of parking spaces provided from 15 spaces to 14 spaces. Reduce required five-foot wide planter for parking spaces to approximately three feet and allow shrubs instead of screen trees planted every 30 feet. The deviations are requested due to site constraints relating to site size and feasibility. Additional requirements for health and safety by the fire and sheriff departments have also placed additional constraints on the site. DRAC and staff have reviewed the requested deviations and find them to be similar in scope and effect to the regulations listed in the zoning code. Because of this, staff is in support of the requested deviations. J. Environmental Concerns: A total of 19 protected oaks are located on-site. The applicant proposes to remove ten protected oaks due to construction related activities associated with project. In addition to these removals, eight trees will require compensatory mitigation as a result of partial encroachment into driplines. In total, mitigated will be needed for inches of protected trees. The County preference for mitigation is replacement plantings within the Arden Arcade community, but if replacement planting within Arden Arcade is infeasible as determined by the County Environmental Coordinator, replacement plantings may occur elsewhere in Sacramento County. Replacement tree planting shall be completed prior to approval of grading or improvement plans. Refer to the Initial Study, Biological Resources Section (Attachment D), for further discussion regarding protected trees. K. Community Outreach: The Arden Arcade Community Planning Advisory Council (CPAC) reviewed the proposed project on November 20, The Arden Arcade CPAC recommended approval of the proposed project by a vote of 7-0 with no conditions, and no neighbors spoke for or against the proposed project. Sr

11 III. STAFF RECOMMENDATIONS The request is compatible with the County General Plan Text and Map, Arden Arcade Community Action Plan, and Zoning Code. The Special Development Permit is justifiable given the site constraints. The proposal will provide a senior congregate care facility on a vacant site in the Arden Arcade community. The proposed site is located adjacent to a neighborhood elementary school and close to public transit. The proposal is supported by the DRA and DRAC for its consistency with the Community Design Guidelines. For these reasons, staff recommends APPROVAL of this proposal. A. Recommended Planning Commission Actions: 1. Environmental Documentation: Determine that the environmental analysis is adequate and complete and ADOPT the NEGATIVE DECLARATION. 2. Use Permit: APPROVE the requested to allow an approximately two story 14,003 square-foot senior congregate care facility with 21-units (42 total beds) on 0.66 acres, subject to the findings listed in Section III.B and the conditions listed in Section III.C of this report. 3. Special Development Permit: APPROVE the request to deviate from the following standards, subject to the findings listed in Section III.B of this report and conditions listed in the attached Draft Special Development Permit (Attachment A). a. Reduce the required 25-foot front yard setback for the congregate care facility to approximately 15 feet. b. Reduce the required 15-foot setback to private road for trash and recycle enclosure to approximately 5 feet. c. Reduce the required 25-foot planter from the ultimate right-of-way along Edison Avenue to approximately 12 feet. d. Reduce the required 7-foot wide planter from residentially zoned property for parking areas and private road to approximately 3 feet and, zero feet at dead end of private road. e. Reduce the required number of parking spaces from 15 spaces to 14 spaces. f. Reduce the required 5-foot wide planter from residentially zoned property for parking spaces to approximately 3 feet and allow the planting of shrubs instead of a screen tree every 30 feet on center. 4. Design Review: APPROVE. 5. Mitigation Monitoring and Reporting Program: ADOPT. Sr

12 B. Recommended Findings: The staff recommendations are based upon the following considerations: 1. The request is consistent with the County General Plan Map Medium Density Residential General Plan Designation and Text in that no policy conflicts have been identified. 2. The request is consistent with the Arden Arcade Community Action Plan Map and Text. 3. The proposed development will conform to applicable Zoning Code regulations, if the Special Development Permit is approved. 4. Identified environmental effects and suggested mitigation measures have been taken into consideration in the recommended actions and conditions of approval. 5. Staff has identified no effects from the proposal which would result in a significant detrimental impact on adjoining or neighboring properties if the conditions, as recommended by staff, are adopted. 6. The granting of the Use Permit will not, under the circumstances of the particular case, be detrimental to the health, safety, peace, morals, comfort, or general welfare of persons residing or working in the neighborhood of such proposed use or be detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the County in that: a. The project is compatible with the zoning of the site. b. The facility will front the street and the parking area will be shielded. c. The project site is vacant and economically ready for development. d. The setback deviations are justified in that the overall design of the project is supported by the DRA and DRAC and meets the objectives of the applicant. e. The proposed eight-foot high masonry wall will discourage trespass and reduce calls for service from the Sheriff s Department. f. The access controlled gate at the entry/exit point off of Edison will disallow unwanted trespassers. C. Recommended Conditions: Any approval of the Use Permit shall be subject to the following conditions: 1. This action does not relieve the applicant of the obligation to comply with all ordinances, statutes, regulations and procedures. Any required subsequent procedural actions shall take place within 36 months of the date on which the permit became effective or this action shall automatically be null and void. Sr

13 Unless otherwise indicated, all conditions of approval shall be implemented prior to or concurrent with the issuance of building permits or approval of improvement plans, whichever occurs first. (County Planning and Environment Department) 2. The final development plans shall be in substantial compliance with Exhibits 1 (Site Plan), 2 (Landscape Plan), 3 (Color Building Elevation), 4 (East Side View Illustration), and 5 (Color Board) (County Planning and Environment Department) Prior to approval of IMPROVEMENT PLANS: 3. Prior to approval of IMPROVEMENT PLANS: Grant the County right-of-way on Edison Avenue, based on a 60-foot standard collector pursuant to the 2006 Sacramento County Improvement Standards and to the satisfaction of the Site Improvement and Permits Section. (County Department of Transportation) 4. Prior to approval of IMPROVEMENT PLANS: Demonstrate that all building and monument sign setbacks are based on the ultimate right of way (60 feet). 5. Prior to approval of IMPROVEMENT PLANS: If a pavement trench cut moratorium is in place, the fee, if required, must be paid prior to improvement plan approval. (County Department of Transportation) 6. Prior to approval of IMPROVEMENT PLANS: Show on the plans all gate locations. Any proposed project not incorporating an entry design that will accommodate access control gates pursuant to Sacramento County Code 17.04, Section shall not be approved for future access control gates. Note: Gate plan submittal is a separate submittal process. Note: The proposed site plan will need to be redesigned to allow for an adequate turnaround area before a gate can be installed. (County Department of Transportation) 7. Prior to approval of IMPROVEMENT PLANS: Provide fire access roadways with all-weather driving surfaces of not less than 20-foot of unobstructed width, 13 feet 6 inches of vertical clearance, and turning radii of 25 feet inside and 50 feet outside dimension. The access roadways shall extend to within 150 feet of all portions of the exterior wall of the first story of any proposed building. The use of turf-block or grass-crete or similar alternate road surfaces is not approved for installation on fire apparatus access roadways. (Sacramento Metropolitan Fire District) 8. Prior to approval of IMPROVEMENT PLANS: Provide approved fire apparatus turnaround conforming to SMFD Standard 3. Turn-around shall be located within 50 feet of the end of the access roadway. (Sacramento Metropolitan Fire District) Sr

14 9. Prior to approval of IMPROVEMENT PLANS: Fire access roadways shall be built to bear a minimum of 75,000 pounds and meet Sacramento County Public Works Standards for roadways. 10. Prior to approval of IMPROVEMENT PLANS: A report, prepared by a registered geotechnical engineer, verifying the ability of the road to bear the required minimum weight, shall be submitted with any plan indicating construction of roadway. Verification of constructed roadway shall be provided by a registered geotechnical engineer prior to final of the project. (Sacramento Metropolitan Fire District) 11. Prior to approval of IMPROVEMENT PLANS: Provide fire lane identification along required fire access. Fire lane identification shall be in accordance with FPS 3 and California Vehicle Code. Vehicle parking is prohibited on any street less than 28 feet in width. Vehicle parking is permitted on both sides of streets 38 feet or more in width. Roadway width shall be measured between the gutterline and edge of pavement on opposite sides of the road. Identification of fire apparatus access roadways may be required on private roads. (Sacramento Metropolitan Fire District) 12. Prior to approval of IMPROVEMENT PLANS: Gates shall be in accordance with Sacramento County Emergency Access Gates and Barriers Standard. Plan submittal is required prior to installation if applicable. (Sacramento Metropolitan Fire District) 13. Prior to approval of IMPROVEMENT PLANS: An automatic sprinkler system in accordance with NFPA 13 shall be installed in all new congregate residences exceeding 16 residents. (Sacramento Metropolitan Fire District) 14. Prior to approval of IMPROVEMENT PLANS: Approved numbers or addresses shall be placed on all new or existing buildings in such a position as to be easily read from the street or road fronting the property. The minimum size of the numbers shall not be less than six inches and shall be mounted immediately adjacent to a light source and shall also contract with their background. Note: illuminated monument address sign is required at site entrance. (Sacramento Metropolitan Fire District) 15. Prior to approval of IMPROVEMENT PLANS: Approved fire hydrants capable of providing the required fire flow for the protection of any and all structures shall be located along the fire apparatus access roadway. The required fire hydrants shall be installed and operational prior to any construction or onsite storage of combustible materials. The minimum required fire flow for the protection of residential developments with an area per building not exceeding 3,600 square feet is 1,000 gallons per minute(gpm) at a pressure of 20 pounds per square inch (psi) for a two-hour duration. Note: Existing wharf type fire Sr

15 hydrants do not satisfy hydrant requirements for new construction. (Sacramento Metropolitan Fire District) Prior to issuance of a BUILDING PERMIT: 16. Prior to issuance of a BUILDING PERMIT: The applicant shall submit complete landscape planting and irrigation plans that are consistent with the requirements of the County s Water Conservation Ordinance and Zoning Code requirement for landscaping/parking lot shade to the Planning and Environmental Review Division for review and approval. The plans shall include the following information: a. Planters for large canopy shade trees shall be a minimum of six feet in width, excluding curbing. Smaller statue trees may be located in planters less than six feet in width excluding curbing if the parking lot shade requirements can be met. b. Show in the landscape planting and irrigation plans that no landscape area may exceed 33 percent or 3:1 slope. c. All trees shall be double staked with rubber type ties nailed to the lodge pole stakes in at least two vertical locations. Trunk protection devices shall be provided to all trees located in turf grass areas. d. Root barriers of a continuous polyethylene type shall be installed for all trees planted within ten feet of paving along public streets. With the project, linear root barriers of a continuous polyethylene type shall be installed for all trees located within five feet of paving. e. Turf grass is not permitted, except as necessary for recreation use areas or storm water quality purposes. f. No light fixture, electric transformer, fire detector check or fire hydrant, or backflow assembly shall be designed for any location in a planting area, which would make it necessary to eliminate a tree. All overhead light fixtures and utilities shall be identified on the grading and site plan prior to approval of the Site Improvement Plans. g. Landscaping installation shall occur between October 1th and April 30th, or at the time local Water Agency restrictions are eased and allow the successful establishment of landscapes, unless approved by the Sacramento County Landscape Architect h. Plant species shall be drought tolerant or native. (Planning & Environmental Review Division) 17. Prior to issuance of a BUILDING PERMIT: Landscaping/Plant Materials: Sr

16 a. Landscaping shall be of the type and situated in locations to maximize observation while providing the desired degree of aesthetics. Security plantings materials are encouraged along the south interior fence and property lines and under vulnerable windows. b. Shrubs and trees shall be adequately maintained, so that no persons could be found to be hiding behind or underneath plantings. (Sacramento County Sheriff s Department) 18. Prior to issuance of a BUILDING PERMIT: Building Security, doors, windows and locks: a. Entry and exit doors not equipped with panic hardware shall be of solid core wood or hollow sheet metal with a minimum thickness of 1.78 inches and shall be secured by a deadbolt lock with a minimum 1-inch throw. The deadbolt lock shall be hardened, rotating tapered with all external cylinder guard collar. b. All individual unity entry doors should be equipped with single-cylinder deadbolt locks with a minimum throw of one inch. These locks should be master keyed to allow access by only authorized person, and keys should be stamped to restrict duplication. Locks installed should be the type that allows easy rotation of the cores on a periodic basis. c. Doors with glass panels and doors with glass panels adjacent to doorframe shall be secured with security glazing and be in compliance with California Title 24 insulated tempered glass. d. Sliding glass doors shall have the movable section of the door adjusted in such a manner that up and down play is taken up to prevent lifting with a pry tool to defeat the locking mechanism. e. Secondary locks shall be installed on all single sliding glass doors. f. Sliding glass windows shall have the vertical play taken up to prevent lifting of the movable section to defeat the locking mechanism. g. The sliding portion of a sliding glass window shall be on the inside track. h. Windows that are capable of being opened shall be secured on the inside with a locking pursuant to California Title 24. i. Any single or pair of doors requiring locking at the bottom or top rail shall have locks with a minimum of one throw bolt at both the top and bottom rails. j. If exterior doors are not alarmed, the outside hinges on all exterior doors shall be provided with non-removal pins when pin-type hinges are used or shall be provided with hinge studs, to prevent removal of the door. Sr

17 k. Individual units shall have a 180 degree optical door viewer in front door, located between 52 inches and 58 inches above the finish floor, except in handicapped units. The laundry room door and all storage room doors shall be equipped with a keyed lock. (Sacramento County Sheriff s Department) Prior to issuance of FINAL BUILDING PERMIT: 19. Prior to issuance of a FINAL BUILDING PERMIT: All sewage disposal shall be provided by a public sewer system. (Environmental Management Department) 20. Prior to issuance of a FINAL BUILDING PERMIT: All domestic water use shall be provided by a public water system. (Environmental Management Department) 21. Prior to issuance of a FINAL BUILDING PERMIT: Connection to the SASD sewer system shall be required to the satisfaction of SASD. In order to obtain sewer service for this project, construction of onsite and offsite sewer infrastructure will be required. SASD Design Standards apply to any on-site and off-site sewer construction. (Sacramento Area Sewer District) 22. Prior of issuance of a FINAL BUILDING PERMIT: Developing this property will require payment of sewer impact fees to both SASD and SRCSD, in accordance with each District s Ordinances. Applicant should contact Permit Services Unit at (916) for sewer impact fee information. (Sacramento Area Sewer District) Prior to issuance of CERTIFICATE OF OCCUPANCY: 23. Prior to issuance of CERTIFICATE OF OCCUPANCY: All of the improvements identified below shall be included on improvement plans and work shall not commence until the improvement plans have been approved. (County Department of Transportation) a. Prior to issuance of CERTIFICATE OF OCCUPANCY: Install/upgrade public street improvements on Edison Avenue based on a 60-foot standard collector (including, but not limited to, curb, gutter, sidewalk, payment, and street lights) pursuant to the 2006 Sacramento County Improvement Standards and to the satisfaction of the Site Improvement and Permits Section. (County Department of Transportation) b. Prior to issuance of CERTIFICATE OF OCCUPANCY: The size, number and location of driveways shall be installed/upgraded pursuant to the Sacramento County Improvement Standards and to the satisfaction of Sr

18 Department of Transportation and the Sacramento Metropolitan Fire District. A minimum driveway width of 35 feet shall be provided on Edison Avenue. (County Department of Transportation) 24. Prior to issuance of CERTIFICATE OF OCCUPANCY: Execution and recordation with the Sacramento County Recorder of an Avigation Easement to Sacramento County and compliance with all other conditions as required by the Sacramento County board of Supervisors adoption of the Airport Planning Policy Area for McClellan Air Field. (County Department of Airports) Ongoing During Operation of the Project: 25. Due to a recent AC overlay project on Edison Avenue, a five-year trench cut moratorium is in effect until September 27, 2015 in which pavement trenching can occur but a trench cut fee must be paid prior to approval of Improvement Plans. (County Department of Transportation) 26. Operational Safety Procedures: a. An internal key control system should be developed to restrict the number of master keys available. Only those persons responsible for immediate calls for assistance should retain a master; other persons should check keys in and out as their work dictates. Tenants should be issued keys stamped to restrict duplication, and anytime a key is lost, the unit entry lock should be rekeyed. Tenant family members should not be given keys to access the building or individual units. b. Entry to the buildings should be restricted to supervised entries only. Automatic door closers should be installed on entry/exit doors. Nonresidents should log in and out of the facility. c. The facility should be equipped with an entry intercom system connected to the onsite office. After-hours access to the facility should be through use of the entry intercom system only. Staff should screen persons at the main entry door to the building. d. On-site staff should institute a pr0cess of regularly walking the grounds to assure the facility is secure and that there are no unwanted trespassers in the parking areas or exterior grounds. e. Unit rooms should be equipped with panic alarm systems to notify staff of health and security problems. Alarm activation devices should be located for convenient use. f. At least one drawer in each unity should be equipped with a lock device to allow valuables to be secured. (Sacramento County Sheriff s Department) Sr

19 27. Out Door Lighting: a. Parking areas, garages, driveways, circulation areas, aisles, passageways, recesses and grounds contiguous to the building shall adhere to the photometric plan, showing all exterior lighting, per California Building Code. Plan shall provide lighting with sufficient wattage to provide adequate illumination to make clearly visible the presence of any person on or about the premises during the hours of darkness and provide a safe, secure environment for all persons, property, and vehicles on site. Such lighting shall be equipped with vandal-resistant covers. (Sacramento County Sheriff s Department) b. All exterior doors shall be provided with their own light source and shall be adequately illuminated at all hours of darkness to make clearly visible the presence of any person on or about the premises and provide adequate illumination for persons exiting the building. (Sacramento County Sheriff s Department) 28. Way Finding. Exterior property address shall be: a. Of a color which contrast with the background colors; b. Illuminated at night; c. Visible from the street and parking lots; and, d. At least four inches in height for individual units and six inches for the project and the range of addresses posted on each building. (Sacramento County Sheriff s Department) 29. Building Roof: a. Roofing ladders shall be protected so as to limit access to building roof tops. (Sacramento County Sheriff s Department) 30. Assisted Living Facilities must comply with: a. California Health and Safety Codes on Residential Care Facilities for the elderly, Title 22, Division 6, Sections , etc. b. California Welfare and Institutions Code c. California Civil Code Section (Sacramento County Sheriff s Department) 31. Education: a. The Sheriff s Crime Prevention Specialist should be contacted to set up an on-site meeting of residents and staff to educate seniors on security and safety measures. (Sacramento County Sheriff s Department) Sr

20 32. Access Gates and Exterior Fencing: a. Sacramento County Access Gates and Barriers Standards must comply with Sacramento County Code 17.04, Section Gate Access Permits must be approved in advance by the Sacramento County Department of Transportation, Planning and Environmental Review, Sewer Fire District or Sheriff s Department, prior to gate construction. Gate and fencing shall be commercial grad wrought iron fencing or commercial steel fencing run the length of the north property line. b. Seven-foot commercial grade wrought iron fencing or commercial steel fencing and heavy gauge metal screen to run the length of the eastern property line. c. Seven-foot commercial grade wrought iron fencing or commercial steel fencing with finials to run the length of the southern and western property lines. (Sacramento County Sheriff s Department) Mitigation Measures 33. For the purpose of this mitigation measure, a native oak is defined as a valley oak (Quercus lobata), interior live oak (Quercus wislizenii), blue oak (Quercus douglasii), or oracle oak (Quercus morehus) having a diameter at breast height (dbh) of at least 6 inches, or if it has multiple trunks of less than 6 inches each, a combined dbh of at least 10 inches. With the exception of the trees removed and compensated for through Mitigation Measure A, above, all native trees (#33, #34) on the project site, all portions of adjacent off-site native trees which have driplines that extend onto the project site, and all off-site native trees which may be impacted by utility installation and/or improvements associated with this project, shall be preserved and protected as follows: (1) A circle with a radius measurement from the trunk of the tree to the tip of its longest limb shall constitute the dripline protection area of the tree. Limbs must not be cut back in order to change the dripline. The area beneath the dripline is a critical portion of the root zone and defines the minimum protected area of the tree. Removing limbs which make up the dripline does not change the protected area. (2) Chain link fencing or a similar protective barrier shall be installed one foot outside the driplines of the native trees prior to initiating project construction, in order to avoid damage to the trees and their root system. Sr

21 (3) No signs, ropes, cables (except cables which may be installed by a certified arborist to provide limb support) or any other items shall be attached to the native trees. (4) No vehicles, construction equipment, mobile home/office, supplies, materials or facilities shall be driven, parked, stockpiled or located within the driplines of the native trees. (5) Any soil disturbance (scraping, grading, trenching, and excavation) is to be avoided within the driplines of the native trees. Where this is necessary, an ISA Certified Arborist will provide specifications for this work, including methods for root pruning, backfill specifications and irrigation management guidelines. (6) All underground utilities and drain or irrigation lines shall be routed outside the driplines of native trees. Trenching within protected tree driplines is not permitted. If utility or irrigation lines must encroach upon the dripline, they should be tunneled or bored under the tree under the supervision of an ISA Certified Arborist. (7) If temporary haul or access roads must pass within the driplines of oak trees, a roadbed of six inches of mulch or gravel shall be created to protect the root zone. The roadbed shall be installed from outside of the dripline and while the soil is in a dry condition, if possible. The roadbed material shall be replenished as necessary to maintain a six-inch depth. (8) Drainage patterns on the site shall not be modified so that water collects or stands within, or is diverted across, the dripline of oak trees. (9) No sprinkler or irrigation system shall be installed in such a manner that it sprays water within the driplines of the oak trees. (10) Tree pruning that may be required for clearance during construction must be performed by an ISA Certified Arborist or Tree Worker and in accordance with the American National Standards Institute (ANSI) A300 pruning standards and the International Society of Arboriculture (ISA) Tree Pruning Guidelines. (11) Landscaping beneath the oak trees may include non-plant materials such as boulders, decorative rock, wood chips, organic mulch, non-compacted decomposed granite, etc. Landscape materials shall be kept two (2) feet away from the base of the trunk. The only plant species which shall be planted within the driplines of the oak trees are those which are tolerant Sr

22 of the natural semi-arid environs of the trees. Limited drip irrigation approximately twice per summer is recommended for the understory plants. (12) Any fence/wall that will encroach into the dripline protection area of any protected tree shall be constructed using grade beam wall panels and posts or piers set no closer than 10 feet on center. Posts or piers shall be spaced in such a manner as to maximize the separation between the tree trunks and the posts or piers in order to reduce impacts to the trees. 30. The impacts to inches dbh of native trees (encroachment or complete removal from #25, #26, #27, #28, #29, #30, #31, #32, #35, #36, #37, #38, #39, #40, #41, #42, #42) shall be compensated for by planting in-kind native trees equivalent to the dbh inches lost, based on the ratios listed below, at locations that are authorized by the Environmental Coordinator. On-site preservation of native trees that are less than 6 inches (<6 inches) dbh, may also be used to meet this compensation requirement. Native trees include: valley oak (Quercus lobata), interior live oak (Quercus wislizenii), blue oak (Quercus douglasii), oracle oak (Quercus morehus), California sycamore (Platanus racemosa), California black walnut (Juglans californica, which is also a List 1B plant), Oregon ash (Fraxinus latifolia), western redbud (Cercis occidentalis), gray pine (Pinus sabiniana), California white alder (Alnus rhombifolia), boxelder (Acer negundo), California buckeye (Aesculus californica), narrowleaf willow (Salix exigua), Gooding s willow (Salix gooddingii), red willow (Salix laevigata), arroyo willow (Salix lasiolepis), shining willow (Salix lucida), Pacific willow (Salix lasiandra), and dusky willow (Salix melanopsis). Replacement tree planting shall be completed prior to approval of grading or improvement plans, whichever comes first. A total of inches will require compensation. Equivalent compensation based on the following ratio is required: One preserved native tree < 6 inches dbh on-site = 1 inch dbh One D-pot seedling (40 cubic inches or larger) = 1 inch dbh One 15-gallon tree = 1 inch dbh One 24-inch box tree = 2 inches dbh One 36-inch box tree = 3 inches dbh Prior to approval of IMPROVEMENT PLANS or BUILDING PERMITS, whichever occurs first, a Replacement Tree Planting Plan shall be prepared by a certified arborist or licensed landscape architect and shall be submitted to the Environmental Sr

23 Coordinator for approval. The Replacement Tree Planting Pan(s) shall include the following minimum elements: 1. Specifies, size and locations of all replacement plantings and less than 6 inch dbh trees to the preserved. 2. Method of irrigation. 3. If planting in soils with a hardpan/duripn or claypan layer, include the Sacramento County Standard Tree Planting Detail L-1, including the tenfoot deep boring hole to provide for adequate drainage. 4. Planting, irrigation and maintenance schedules. 5. Identification of the maintenance entity and a written agreement with that entity to provide care and irrigation of the trees for a 3-year establishment period and to replace any of the replacement trees which do not survive during that period. 6. Designation of a 20-foot root zone radius and landscaping to occur within the radius of trees less than six inches dbh to be preserved on-site. No replacement tree shall be planted within 15 feet of the driplines of existing native trees or landmark size trees that are retained on-site, or within 15 feet of a building foundation or swimming pool excavation. The minimum spacing for replacement native trees shall be 20 feet on-center. Examples of acceptable planting locations are publicly owned lands, common areas, and landscaped frontages (with adequate spacing). Generally unacceptable locations are utility easements (PUE, sewer, storm drains), and roadway medians. Native trees less than six inches dbh to be retained on-site shall have at least a 20- foot radius suitable root zone. The suitable root zone shall not have impermeable surfaces, turf/lawn, dense plantings, soil compaction, drainage conditions that create ponding (in the case of oak trees), utility easements, or other over story tree(s) within 20 feet of the tree to be preserved. Trees to be retained shall be determined to be healthy and structurally sound for future growth, by an ISA Certified Arborist subject to Environmental Coordinator approval. If tree replacement plantings are demonstrated to the satisfaction of the Environmental Coordinator to be infeasible for any or all trees removed, then compensation shall be through payment into the County Tree Preservation Fund. Payment shall be made at a rate of $ per dbh inch removed but not otherwise compensated, or at the prevailing rate at the time payment into the fund is made. Sr

24 IV. ATTACHMENTS A. Draft Special Development Permit B. CPAC Referral C. Context Photos D. Initial Study V. EXHIBITS 1. Exhibit 1 - Site Plan 2. Exhibit 2 - Landscape Plan 3. Exhibit 3 - Color Elevations 4. Exhibit 4 - West View Illustration 5. Exhibit 5 - Floor Plans 6. Color and Materials Board This staff report was prepared on July 27, 2015 Sr

25 Special Development Permit No. EDISON AVENUE CONGREGATE CARE County of Sacramento PLANNING COMMISSION Assessor s Parcel No. Hearing Date: TO: APPLICANT/OWNER: ARCHITECT: Edison Avenue Estates 4738 Duck horn Drive Sacramento, CA Attention: Sanjay Khunger Two Rivers Architects Folsom Boulevard, Folsom, CA Attention: Larry Washington PERMISSION IS GRANTED TO EMPLOY THE FOLLOWING ALTERNATIVE DEVELOPMENT STANDARDS: A. Reduce the required 25-foot front yard setback for the congregate care facility to approximately 15 feet. B. Reduce the required 15-foot setback to private road for trash and recycle enclosure to approximately 5 feet. C. Reduce the required 25-foot planter from the ultimate right-of-way along Edison Avenue to approximately 12 feet. D. Reduce the required 6-foot wide planter from residentially zoned property for parking areas and private road to approximately 3 feet and, zero feet at dead end of private road. E. Reduce the required 5-foot wide planter from residentially zoned property for parking spaces to approximately 3 feet and allow the planting of shrubs instead of a screen trees. ATTACHMENTS: 1. Exhibit 1 - Site Plan 2. Exhibit 2 Color Elevations 3. Exhibit 5 - Color Building Boards CONDITIONS: 1. None. FINDINGS: 1. That the proposed development will carry out and be consistent with the intent of the General Plan and the appropriate community Plan. ZA ATTACHMENT 1 Page 1 of 2

26 2. That the proposed development is of sufficient size and is designed so as to provide a desirable environment within its own boundaries. 3. That the proposed development is compatible with existing and proposed land uses in the surrounding area. 4. That any exceptions to, or deviation from, the requirements or design standards of the Land Use Zone in which the property is located, or of Title III of this Code are justified by the design of the development. 5. That there is adequate assurance that all public improvements will be installed at the scheduled times as required by the Municipal Services Agency. 6. That there is adequate assurance that the development schedule will be met. 7. That the existing or proposed utility services are adequate for the uses and population densities proposed. 8. That the project will not be a hazard or nuisance in the community at large. The above permit will not be conducted to constitute either a public or private nuisance. Violation of any of the foregoing conditions will constitute grounds for revocation of this permit. Building permits are required in the event any building is planned. The County Planning Commission also determined that the project will not be a hazard or nuisance in the community at large nor establish a use or development inconsistent with the goals, objectives, and policies of the General Plan and appropriate community plan. On a motion by Commissioner, seconded by Commissioner, the foregoing special development permit was passed and adopted by the County Planning Commission of the County of Sacramento, State of California, at a regular meeting thereof, this day of, 2015, by the following vote, to wit: AYES: NOES: ABSENT: Commissioners, Commissioners, Commissioners, ATTEST: Secretary of the Planning Commission Cjc Sp ZA ATTACHMENT 1 Page 2 of 2

27 ZA - ATTACHMENT 2

28 1. Adjacent Apartment Complex to immediate west. 69-units 2. Adjacent Elementary School site to immediate east at intersection of Edison Avenue and Bell Street. CONTEXT PHOTO NOS.: 1 & 2 CONTROL #: 2014-UPP-DRS PROJECT NAME: Edison Avenue Assisted Living Facility PARCEL NO.: DATE: 2/19/15 ZA - ATTACHMENT C Page 1 of 5

29 3. Adjacent Apartment complex on APN on 2.62 acres in the RD-30 zone. 4. Uneven terrain with incline slope toward rear of parcel. Note open space area owned by San Juan Unified School District on APN CONTEXT PHOTO NO.: 3 & 4 CONTROL #: 2014-UPP-DRS PROJECT NAME: Edison Avenue Assisted Living Facility PARCEL NO.: DATE: 2/19/15 ZA - ATTACHMENT C Page 2 of 5

30 5. Looking southeast at adjacent elementary school site with homes in background. 6. Looking south at open space area and tree marked for removal. CONTEXT PHOTO PAGE NO.: 5 & 6 CONTROL NO.: 2014-UPP-DRS PROJECT NAME: Edison Avenue Assisted Living Facility PARCEL NO.: DATE: 2/19/15 ZA - ATTACHMENT C Page 3 of 5

31 7. Looking at project site from across the street. Note retaining wall and adjacent school site. 8. Surrounding land uses across the street with Truax Court. Twenty-four unit apartment complex directly across the street. Note banner under new management. CONTEXT PHOTO PAGE NO.: 7 & 8 CONTROL NO.: 2014-UPP-DRS PROJECT NAME: Edison Avenue Assisted Living Facility PARCEL NO.: DATE: 2/19/15 ZA - ATTACHMENT C Page 4 of 5

32 9. Looking east toward Bell Street at frontage improvements fronting project site. 10. Interface between adjacent apartment complex (69-units) and project site. Note trail onto site. CONTEXT PHOTO PAGE NO.: 9 & 10 CONTROL NO.: 2014-UPP-DRS PROJECT NAME: Edison Avenue Assisted Living Facility PARCEL NO.: DATE: 2/19/15 ZA - ATTACHMENT C Page 5 of 5