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Planning Commission Staff Report May 7, 2015

Project: Elk Grove Landing File: EG-14-023 Request: Tentative Subdivision Map and Design Review for

Subdivision Layout Location: Located near the intersection of Elk Grove-Florin Rd.

and Sheldon Rd. APN: 116-0042-023 and 028 Staff: Sarah Kirchgessner

PROPERTY OWNER/APPLICANT: AGENT: Scott Vanderbeek 1080 East Main St. Woodland, CA 95776

Peabody Civil Engineering Jack Varozza (Representative) 1700 Alhambra Blvd, Ste. 102 Sacramento, CA 95816

Staff Recommendation Staff recommends that the Planning Commission adopt a Resolution (Attachment 1):

1. Finding no subsequent environmental review is necessary for the Elk Grove Landing Project (EG-14-023) pursuant to State CEQA Guidelines Section 15162 (Criteria for Subsequent EIRs and Negative Declarations are not met); and

2. Approving a Tentative Parcel Map and Design Review for subdivision layout for the Elk Grove Landing Project (EG-14-023) subject to the findings and conditions of approval included in the draft Resolution.

Project Description The proposed Project is a Tentative Subdivision Map (and concurrent Design Review for subdivision layout) to subdivide two parcels totaling 9.65-acres into 85 lots for medium density residential single-family use. The Project requires the approval of a Tentative Subdivision Map by the Planning Commission prior to the recordation of a Final Map with the Sacramento County Recorder’s Office, pursuant to the provisions of the State Subdivision Map Act (Government Code Section 66410 et seq.) and the Elk Grove Municipal Code, Title 22, Land Development. Design review for subdivision layout is required pursuant to Section 23.16.080(B)(5) of Title 23 of the City’s Municipal Code (hereinafter the Zoning Code). Setting The Project site is located approximately 250 yards south of the intersection of Elk Grove-Florin Road and Sheldon Road (APNs: 116-0042-023 and 028). The site (9.65 gross acres) is currently vacant. The Project site is relatively flat and covered with native grasses and scattered trees. There are no permanent buildings, or formal improvements on the property. The Project site is bordered by residential land uses to the north, vacant property to the south and east, and railroad tracks and residential uses to the west. Table 1 details the Project’s and adjacent properties’ current Zoning and General Plan designations and uses.

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AGENDA ITEM NO. 5.1

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Elk Grove Planning Commission Elk Grove Landing EG-14-023 May 7, 2015

Table 1. Land Uses and Designations Existing Use General Plan Zoning Project Site vacant Medium Density Residential RD-10

North Single-family residential Commercial/Office/Multi-family SC East vacant Rural Residential AR-2

South vacant Medium Density Residential RD-10

West Railroad tracks and residential

Public/Quasi-Public Estate Residential

Low Density Residential

SC RD-1 RD-5

Figure 1. Location Map

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Elk Grove Planning Commission Elk Grove Landing EG-14-023 May 7, 2015

Figure 2. Aerial

Background The Project site was included as part of Site 3 in the 2004 Multi-Family Rezones Project, which added the Multi-Family Overlay Zone to the site. The adopted Mitigated Negative Declaration (Multi-Family MND, SCH No. 2004062063) for the 2004 Multi-Family Rezones Project analyzed the potential development of the site as multi-family development at a maximum density of 30 dwelling units per acre. In 2005, the City Council added the Transit Oriented Development (TOD) designation on the Project site as well as to the surrounding properties at the southwest corner of Sheldon Road and Elk Grove-Florin Road. However, in 2014 as part of coordination with Union Pacific Railroad (the owner of the tracks) the City determined that the requested improvements would have made the Commuter rail station at the TOD site unviable. As such, the City Council directed staff to remove the TOD designation from the site and to identify an alternative location. As part of the removal of the TOD designation from the Project site, the property owner requested the site be re-designated for medium density residential development and rezoned to RD-10. The City Council approved the General Plan Amendment and Rezone in March 2015.

Project Site

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Elk Grove Planning Commission Elk Grove Landing EG-14-023 May 7, 2015 Analysis The General Plan land use designation for the property is Medium Density Residential. The Project site is zoned RD-10 (Residential/ten (10) dwelling units per acre). The proposed Project is consistent with the General Plan designation and zoning district for the property. Tentative Subdivision Map and Design Review The Project consists of a Tentative Subdivision Map (and concurrent Design Review for subdivision layout) to subdivide two parcels totaling 9.65-acres into 85 lots for single family use. Staff has reviewed the map and standards for appropriate lot widths, depths, density, and lot sizes and has determined the Applicant’s proposal is consistent with those standards. The proposed Tentative Subdivision Map is consistent with the Elk Grove General Plan and complies with the development standards of Elk Grove Municipal Code Titles 22 (Land Development) and 23 (Zoning), as illustrated in the table below (see Table 2). Table 2: Analysis of Proposed Tentative Subdivision Map to Zoning Code Development Standards

Development Standard Title 23, Zoning Proposed

Project Complies

Lot Area Determined through the design review process

40’ x 70’ typ (2,800 sq. ft.) Yes

Lot Depth Determined through the design review process 70 feet Yes

Width/Frontage Determined through the design review process 40 feet Yes

Figure 3. Tentative Subdivision Map

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Elk Grove Planning Commission Elk Grove Landing EG-14-023 May 7, 2015 Linear Park The linear park is intended as a buffer for noise attenuation as well a water dentition facility for storm water run-off. The park feature is private and will be maintained by the Applicant (see Condition #37). Connectivity During the application review process for the Project, staff initially requested that the Applicant revise the map to align the streets with the project to the north (Coventry Project, #EG-04-644), which was approved by the City Council in 2005 and constructed in 2007. However, the final map for the Coventry Project was approved without the ability to provide a future connection to the Project site. Therefore, it is not possible to provide a connection to the north. Staff has spoken with the HOA management company for the Coventry project and there is no support from the association to provide access. Letters from Commenting Agencies The Project was routed to various City, County, and State agencies. Comments received were incorporated into Project design and the Conditions of Approval (Attachment 1 Exhibit C). School District Comments Attachment 2 includes a letter from the Elk Grove Unified School District identifying a concern that current school impact fees paid by developers are insufficient to purchase land and build schools to accommodate new students. The EGUSD’s comment letter states:

The District is currently impacted and overcrowded. This and other development projects will have a negative impact upon the District’s existing school facilities. The District does not have the financial capability to purchase school sites nor construct and furnish needed school facilities with local funds alone. Developer fees and Mello-Roos taxes collected by the District are not sufficient or timely to satisfy the need. The District relies on statewide school bonds to provide funding necessary to construct new school facilities. Without continued state funding, the District is in a school housing crisis. The District will continue to seek additional state funds to construct needed school facilities. Until such time as adequate facilities are available for current and projected students, students may be housed on campuses that have exceeded their intended capacity.

While this concern has been expressed by the District on other residential projects before, the City addresses school impacts through the collection of the District’s legally established school impact fees. The City understands the District’s concerns, but, due to State law, is not able to impose additional financial requirements. The City shall ensure, during the building permit process, receipt of a signed copy of the EGUSD’s Certification of Compliance, which verifies that all applicable school district impact fees are collected. 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

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Elk Grove Planning Commission Elk Grove Landing EG-14-023 May 7, 2015 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. The City has reviewed the Project and analyzed it based upon the provisions in Section 15162 of the State CEQA Guidelines. The Project site was analyzed in the 2004 Multi-Family Rezones Project Mitigated Negative Declaration (Multi-Family MND, SCH No. 2004062063). That MND analyzed the potential development of the site as multi-family development at a maximum density of 30 dwelling units per acre. The Project’s density of 8.8 dwelling units per gross acre s is less than that assumed in the MND there will be fewer impacts to traffic, air quality, utility services, and other environmental considerations than those analyzed in the MND. Therefore, the Multi-Family MND is sufficient and, pursuant to State CEQA Guidelines Section 15162, no further environmental review is required. Recommended Motion Should the Planning Commission agree with staff’s recommendation, the following motion is suggested:

1. “I move that the Planning Commission adopt a resolution finding no subsequent CEQA environmental review is necessary pursuant to State CEQA Guidelines Section 15162 (Criteria for Subsequent EIRs and Negative Declarations are not met) of Title 14 of the California Code of Regulations and approving a Tentative Subdivision Map and Design Review for subdivision layout for the Elk Grove Landing Project (EG-14-023), subject to the findings and conditions of approval contained in the draft resolution.”

Attachments

1. Draft Planning Commission Resolution Exhibit A - Project Description Exhibit B - Tentative Subdivision Map Exhibit C - Draft Conditions of Approval

2. EGUSD Comments

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Planning Commission Resolution – Resolution DRAFT May 7, 2015 Elk Grove Landing (EG-14-023) Page 1 of 18

RESOLUTION NO. May 7, 2015

A RESOLUTION OF THE CITY OF ELK GROVE PLANNING COMMISSION

APPROVING A TENTATIVE SUBDIVISION MAP AND DESIGN REVIEW FOR SUBDIVISION LAYOUT FOR

ELK GROVE LANDING PROJECT NO. EG-14-023

NEAR INTERSECTION OF ELK GROVE-FLORIN AND SHELDON ROAD APNS: 116-0042-023 AND 116-0042-028

WHEREAS, the Planning Department of the City of Elk Grove received an application on

August 13, 2014, from Scott Vanderbeek (the Applicant) requesting a Tentative Subdivision Map and Design Review for Subdivision Layout; 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: 116-0042-023 and -028; and

WHEREAS, the Project qualifies as a project under the California Environmental Quality Act (CEQA), Public Resource Code §§21000-21178 but is exempt; and

WHEREAS, the City has reviewed the Project and analyzed it based upon the provisions in Section 15162 of the State CEQA Guidelines; and

WHEREAS, a Mitigated Negative Declaration was adopted for the 2004 Multi-Family

Rezones Project which analyzed the potential development of the site as multi-family development at a maximum density of 30 dwelling units per acre; and

WHEREAS, based on staff’s review of the Project, no special circumstances exist that would create a reasonable possibility that the Project will have a significant effect on the environment beyond what was previously analyzed and disclosed; and

WHEREAS, the Planning 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 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 subsequent environmental review is necessary for the Elk Grove Landing Project (EG-14-023) e under §15162 (Criteria for Subsequent EIRs and Negative Declarations are not met) of Title 14 of the California Code of Regulations based upon the following finding: CEQA Finding: No subsequent environmental review is necessary for the Elk Grove Landing Project (EG-14-023) pursuant to State CEQA Guidelines Section 15162 (Criteria for Subsequent EIRs and Negative Declarations are not met).

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ATTACHMENT 1

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Evidence: The City has reviewed the Project and analyzed it based upon the provisions in section 15162 of the State CEQA Guidelines. The Project site was analyzed in the 2004 Multi-Family Rezones Project Mitigated Negative Declaration (Multi-Family MND, SCH No. 2004062063). That MND analyzed the potential development of the site as multi-family development at a maximum density of 30 dwelling units per acre. The Project’s density of 8.8 dwelling units per gross acre s is less than that assumed in the MND there will be fewer impacts to traffic, air quality, utility services, and other environmental considerations than those analyzed in the MND. Therefore, the Multi-Family MND is sufficient and, pursuant to State CEQA Guidelines Section 15162, no further environmental review is required.

AND, BE IT FURTHER RESOLVED, that the Planning Commission of the City of Elk Grove approves the Tentative Subdivision Map and Design Review for subdivision layout for Elk Grove Landing Project (EG-14-023) as described in Exhibit A and illustrated in Exhibit B and subject to the Conditions of Approval provided in Exhibit C, all incorporated herein by this reference, based upon the following findings: Tentative Subdivision Map Finding: None of the findings (a) through (g) below in Section 66474 of the California Government Code that require a City to deny approval of a tentative map apply to this Project.

a. That the proposed map is not consistent with applicable general and specific plans as specified in Section 65451.

b. That the design or improvement of the proposed subdivision is not consistent with applicable general and specific plans.

c. That the site is not physically suitable for the type of development. d. That the site is not physically suitable for the proposed density of development. e. That the design of the subdivision or the proposed improvements is likely to cause

substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.

f. That the design of the subdivision or type of improvements is likely to cause serious public health problems.

g. That the design of the subdivision or type of improvements will conflict with easements acquired by the public at large, for access through or use of, property within the proposed subdivision.

Evidence:

a. The proposed Project is consistent with the Elk Grove General Plan because the site is designated for Medium Density Development in the General Plan and zoned RD-10 (10 dwelling units per acre). The Project would legally subdivide the parcel consistent with Title 23 (Zoning) and the allowed density (8.8 dwelling units per gross acre).

b. The design of the improvements of the proposed Project is consistent with the General Plan land use designations of Medium Density Residential and the development standards for residential use in Title 23 (Zoning). The Project would legally subdivide the parcel consistent with Title 23 (Zoning).

c. The site is physically suitable for extension of residential development because the site is designated Medium Density in the General Plan and zoned RD-10 (10 dwelling units per acre). The Project site is compatible with the adjacent residential development to the north.

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d. The design of the improvements of the proposed Project is consistent with the General Plan land use designations of Medium Density Residential and the development standards for residential use in Title 23 (Zoning). The Project would legally subdivide the parcel consistent with Title 23 (Zoning).

e. The proposed Tentative Subdivision Map is consistent with the General Plan and zoning and therefore would not cause substantial environmental damage.

f. The Project would legally subdivide the parcel consistent with Title 23 (Zoning). g. No conflict with easements acquired by the public at large, for access through or

use of, property within the proposed subdivision, have been identified. 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, and Citywide Design Guidelines adopted by the City.

Evidence: The site layout has been reviewed against the Citywide Design Guidelines for residential subdivisions and meets all applicable design requirements. The proposed subdivision map and related plans provide all the design elements required by the Citywide Design Guidelines, including interconnected street system, pedestrian connectivity, and sufficient open space and landscaping. The conditions of approval and subsequent design review of future residential development will ensure consistency with all standard requirements.

Finding #2: The proposed project will not create conflicts with vehicular, bicycle, or pedestrian modes of transportation.

Evidence: The proposed subdivision and layout provides adequate off-site access and on-site circulation for vehicle, bicycle, and pedestrian modes and sufficient parking for vehicles and bicycles consistent with applicable requirements. The project includes pedestrian connectivity from the neighborhood to Elk Grove-Florin Road.

Finding #3: The residential subdivision is well integrated with the City’s street network, creates unique neighborhood environments and establishes a pedestrian friendly environment.

Evidence: The Project includes an interconnected street system as well as sufficient open space and landscaping. The Project also provides pedestrian connectivity from the neighborhood to Elk Grove-Florin Road.

The foregoing Resolution of the City of Elk Grove was passed and adopted by the Planning Commission on the 7th day of May 2015, by the following vote: AYES: NOES ABSENT: ABSTAIN: ATTEST: ______________________________________ ____________________________________ Sandy Kyles, PLANNING SECRETARY George Murphey, CHAIR of the PLANNING COMMISSION

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Exhibit A Elk Grove Landing (EG-14-023) Project Description

PROJECT DESCRIPTION

The proposed Project, Elk Grove Landing, involves a Tentative Subdivision Map (and concurrent Design Review for subdivision layout) to subdivide a 9.65-acre parcel into 85 lots for medium density residential single-family use as illustrated in Exhibit B.

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Exhibit B Elk Grove Landing (EG-14-023) Tentative Subdivision Map

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Exhibit C Elk Grove Landing (EG-14-023) Conditions of Approval

Conditions of Approval Timing/

Implementation Enforcement/

Monitoring

Verification (date and Signature)

On Going 1. Development and operation of the proposed Project shall be

consistent with the Project Description and Project Plans as provided in Exhibits A and B, incorporated herein by this reference. Deviations from the approved plans shall be reviewed by the City for substantial compliance and may require amendment by the appropriate hearing body.

On-Going Planning

2. The Applicant/Owner or 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 application/permit or any environmental or other documentation related to approval of this Application.

On-Going Planning

3. The Tentative Subdivision Map approval is valid for three (3) years from the date of approval, unless an extension of time is subsequently approved or extended by “Legislation” including any current or future California State legislative extensions available and as may be applicable from the initial tentative map approval date by which this resolution was adopted.

Three years, from date of

approval

Planning

4. This action does not relieve the Applicant of the obligation to comply with all codes, statutes, regulations, and procedures.

On-Going Planning

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Monitoring


5. Except as otherwise specified or provided in these conditions, the Project shall conform to the development standards and design requirements adopted by the City, specifically including but not limited to the following:

• The City Zoning Code (Title 23 of the EGMC) • EGMC Chapter 19.12 (Tree Preservation and Protection) • EGMC Chapter 14.10 (Water Efficient Landscape

Requirements) • EGMC Title 16 (Building and Construction)

On Going Planning Public Works

Building

6. The Applicant shall design and construct all improvements in accordance with the City Improvement Standards, as further conditioned herein, and to the satisfaction of Public Works.

On Going Public Works SCWA SASD SMUD PG&E

7. The Applicant shall pay all plan check fees, impact fees, or other costs as required by the City, the Cosumnes Community Services District (CCSD), or other agencies or services providers as established by law.

On-Going Planning Public Works

CCSD

8. Approval of this Project does not relieve the Applicant from the requirements of subsequent permits and approvals, including but not limited to the following, as appropriate:

• Grading Permit and Improvement Plan • Final Map • Building Permit and Certificate of Occupancy • Section 404, 401, 1602, or other State or Federal

environmental permit (if required) • Requirements of the Sacramento Metropolitan Air Quality

Management District • Fire permit • Environmental Management Department approval

On-Going Planning Public Works

Building CCSD SCWA SASD

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Monitoring


9. If an access control gate is added at any time in the future, the Applicant shall submit the design for review and consideration of approval by Public Works.

On-Going Public Works

10. Fire flow requirements for buildings shall be provided in accordance with 2013 CFC Section 507 and Title 17 of the Elk Grove Municipal Code .

On-Going

Cosumnes CSD Fire Department

Improvement Plans 11. 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. A note stating the above shall be placed on the Improvement Plans.

Improvement Plans

Planning

12. All construction must stop if any human remains are uncovered, and the County Coroner must be notified according to Section 7050.5 of California’s Health and Safety Code. If the remains are determined to be Native American, the procedures outlined in CEQA Section 15064.5 (d) and (e) shall be followed. A note stating the above shall be placed on the Improvement Plans

Improvement Plans

Planning

13. The Applicant shall prepare and submit a drainage study to the satisfaction of Public Works 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 Submittal or Prior to Issuance

of Grading Permit(s)

Whichever Occurs First

Public Works

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Monitoring


14. The Applicant shall prepare and submit a Post-Construction Stormwater Quality Control Plan in accordance with the City of Elk Grove Improvement Standards and most recent version of the Stormwater Quality Design Manual for the Sacramento Region. The Applicant shall also submit a separate maintenance plan describing proper maintenance practices for the specific treatment controls to be constructed.

Prior to Improvement

Plan Acceptance

and/or Prior to Issuance of a

Grading Permit(s)

Whichever Occurs First

Public Works

15. The Applicant shall execute a maintenance agreement with the City for stormwater quality control treatment devices to the satisfaction of Public Works.

Improvement Plans

Public Works

16. All real property within the boundaries of the proposed Project is within a benefit zone of the District Wide Landscape & Lighting Assessment District. Prior to recording any final, the Owners of all real property within the boundaries of a Project shall execute and deliver to the CSD a written petition in an acceptable form approved by the CSD consenting to: (i) the formation of the existing District Wide Assessment District and the methodology adopted to allocate the cost to the various land uses; (ii) when necessary the annexation to the appropriate zone of benefit created to fund urban services, (iii) the budget, formulas and cost of living indexes use to establish the amount of the annual assessments; and (iv) the levying of the annual assessment to fund the maintenance, operation and in some instances the existing capital costs of parks, parkways, corridors, medians, open space, trail systems lakes, creeks and other recreational and aesthetic amenities.

Final Map Cosumnes CDS Parks Department

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Monitoring


17. Applicant shall construct & install landscaped corridors according to plans and specifications approved by the City and CSD.

Improvement Plans

Cosumnes CDS Parks Department

18. If the landscape corridor abuts residential lots, or private facility lots, the Applicant shall install a 6 ft. high masonry wall, which shall be built to the specifications of the CSD along the park area where it abuts these lots. The masonry wall shall be located on the Owner’s property. Accordingly, general maintenance, repair or replacement of the fence is the responsibility of the Owner, not the CSD. The CSD will be responsible solely for graffiti removal on the exterior portion of the fence, which faces the park or parkway. The CSD shall bear all expenses associated with the removal.

Improvement Plans

Cosumnes CDS Parks Department

19. A 12-foot high concrete, masonry block or precast concrete wall shall be constructed at the railroad right-of-way to reduce the exterior railroad noise levels at the proposed park site to 69 dB Ldn. The barrier shall wrap at the southern end of the Project to the 65 dB Ldn railroad noise level contour to prevent sound flanking. This portion of the barrier can incrementally decrease to a height of 6-feet as it approaches the 65 dB Ldn railroad noise level contour.

Show on Improvement

Plan and Construct Prior to first building

permit issuance

Planning

20. The Applicant shall submit landscape and civil improvement plans and specifications for corridors to the CSD for review and approval.

Improvement Plans

Cosumnes CSD Parks Department

21. All public landscape areas shall be designed pursuant to the City of Elk Grove Design Guidelines and City Municipal Code.

Improvement Plans

Planning

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Monitoring


22. Residential production typical home landscapes are required to meet the design and submittal requirements of the Chapter 14.10 of the Elk Grove Municipal Code (Water Efficient Landscape Requirements) when the aggregate landscape area of all lots to which the production typical landscape plans apply is equal to or greater than 2,500 square feet. Production typical landscape plans shall provide a planting and irrigation layout, with calculations demonstrating compliance, for each model of house proposed in addition to at least one corner lot layout. Irrigation auditing and certification of conformance will be required on representative production typical lots in a 1:1 relationship to the production typical plan types approved. Lots chosen for auditing/conformance review for each plan type shall be selected at random by the City from lots of that type.

Improvement Plans

Planning

23. The Applicant shall submit landscape improvement plans (minimum planting, irrigation, and grading) meeting the requirements of the City's Zoning Codes, Elk Grove Design Guidelines for Residential Development, and Chapter 14.10 of the Elk Grove Municipal Code (Water Efficient Landscape Requirements) for the following: all lettered Landscape Lots, lettered Park Lots, open space lots (if improved), and any residential model home landscapes, and production typical landscapes meeting the thresholds of the WELO.

Improvement Plans

Planning

24. Landscape corridors, parks, and any Project area requiring landscaping shall incorporate the requirements Chapter 14.10 of the Elk Grove Municipal Code (Water Efficient Landscape Requirements) in effect at the time of improvement plan submittal. Plans shall be submitted to the Planning Department and the Public Works Department for review and approval.

Improvement Plans

Planning

25. The Applicant shall relocate any aerial facilities on Elk Grove-Florin Road if necessary.

Improvement Plans

Frontier

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Monitoring


26. SASD shall require an approved Subdivision Level (Level 3) sewer study prior to recordation of Final Map or submittal of improvement plans for plan check to SASD, whichever comes first. The sewer study shall demonstrate the quantity of discharge and any “flow through sewage” along with appropriate pipe sizes and related appurtenances from this subject and other upstream areas and shall be done in accordance with the SASD’s most recent “Minimum Sewer Study Requirements”. The study shall be done on a no “Shed-Shift” basis unless approved by SASD in advance and in compliance with the SASD Design Standards.

Improvement Plans or Final

Map, whichever occurs first

SASD

Final Map 27. Prior to the Final Map the Project shall annex into the Maintenance

Mello-Roos Community Facilities District 2006-1 (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 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 www.elkgrovecity.org/finance/financial-planning-division/cfd-information.htm

Final Map Finance

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http://www.elkgrovecity.org/finance/financial-planning-division/cfd-information.htm

http://www.elkgrovecity.org/finance/financial-planning-division/cfd-information.htm




Monitoring


28. Prior to Final Map, the Project shall annex into the Police Services Mello-Roos Community Facilities District 2003-2 (CFD), to fund the Project’s fair share of Public Safety costs. The annexation process can take several months, so Applicants should plan accordingly. The application fee 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 http://www.elkgrovecity.org/finance/cfd-information.asp.

Final Map Finance

29. Prior to Final Map, the Project 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 application fee 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 http://www.elkgrovecity.org/finance/assessment-other-dist-info.asp.

Final Map Finance

30. Prior to Final Map, the Project shall annex into the Street Maintenance Assessment District No. 1 Zone 3 or a Street Maintenance Community Facilities District 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 for the annexation is due prior to the Resolution of Intention to Levy Street Maintenance Assessments. For further information on this District, See http://www.elkgrovecity.org/finance/assessment-other-dist-nfo.asp.

Final Map Finance

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http://www.elkgrovecity.org/finance/cfd-information.asp

http://www.elkgrovecity.org/finance/assessment-other-dist-info.asp

http://www.elkgrovecity.org/finance/assessment-other-dist-info.asp

http://www.elkgrovecity.org/finance/assessment-other-dist-nfo.asp




Monitoring


31. Prior to the recordation of the final map or certificate of compliance, the property owner(s) shall (1) approve an annual Mello-Roos Community Facilities District special tax or (2) deposit a sum money, as determined by the Cosumnes Community Services District, sufficient for the Cosumnes Community Services District to fund a portion of the cost of the District’s ongoing fire and emergency services, maintenance, operation, and repair and replacement of fire station facilities and fire and emergency equipment. Any costs for the approval and creation of such annual special tax, annexation of the Property into an existing Mello-Roos Community Facilities District for the Cosumnes Community Services District, or administration of the sum of money deposited to fund the fire and emergency services, shall be paid from the annual special taxes of the Community Facilities District or the sum of money deposited with the Cosumnes Community Services District. In the event that the property owner(s) fails to approve an annual special tax or deposit a sum of money as provided for herein for such purposes for the Cosumnes Community Services District, no building permits for the property shall be issued.”

Final Map Cosumnes CSD Fire Department

32. The Applicant shall construct the 48” drainage pipe on Elk Grove-Florin Rd, if not completed by the City of Elk Grove, to the satisfaction of Public Works.

Final Map Public Works

33. The Applicant shall dedicate, design and construct a southbound right-turn pocket for entry into the subdivision on Elk Grove-Florin Road as shown on the tentative subdivision map to the satisfaction of Public Works.


34. Prior to any Final Map approval, the Applicant can satisfy their public improvement obligations by entering into a Subdivision Improvement Agreement with the City of Elk Grove.


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Monitoring


35. The Applicant shall dedicate Lot ‘C’ as a utility easement to the City of Elk Grove for overhead and underground facilities and appurtenances and as an access easement for emergency vehicles.


36. The Applicant shall dedicate to the City of Elk Grove, in fee title, Lot ‘B’ as shown on the Tentative Subdivision Map.


37. This subdivision is a “Planned Development” under Section 4175 of the California Civil Code where the owners of the individual lots will have rights to the common areas, Lots A and C as shown hereon. With those rights comes a burden to maintain those common areas. If a Home Owner’s Association (HOA) is properly created, the HOA will be responsible for the maintenance of the common areas including the private streets, the park, the detention basin and the sound wall constructed along the railroad tracks in perpetuity. Should such HOA never be created or decline to take responsibility of the maintenance of the common areas each individual lots shall be responsible for such maintenance.


38. The Applicant shall install improvements on Elk Grove-Florin Road to restrict the movement of vehicular traffic from ‘B’ Street to the existing southbound left-turn pocket. Improvements shall be determined during the Improvement Plan process and shall be designed and constructed to the satisfaction of Public Works. The Applicant shall also install “No U-turn” signs to restrict such movements at the existing southbound turn pocket.


39. The Applicant shall design and improve the westerly half-section of Elk Grove-Florin Road, measured, 48’ from the approved centerline in accordance with the City of Elk Grove Improvement Standards and to the satisfaction of Public Works.


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Monitoring


40. Each parcel with a sewage source shall have a separate connection to the SASD public sewer system. If there is more than one building in any single parcel and the parcel is not proposed for split, then each building on that parcel shall have a separate connection to a private on-site sewer line or the SASD public sewer line.

Final Map SASD

41. Sewer easements may be required. All sewer easements shall be dedicated to SASD, in a form approved by the District Engineer. All SASD sewer easements shall be at least 20 feet in width and ensure continuous access for installation and maintenance. SASD will provide maintenance only in public right-of-ways and in easements dedicated to SASD.

Final Map SASD

42. The Applicant shall install a 36’ landscape corridor adjacent to Elk Grove-Florin Road, except at the right-turn pocket, along the Project frontage to the satisfaction of Public Works.


Building Permit 43. The Final Map shall be completed, approved, and recorded prior

to1st Building Permit. Building permits for model homes may be issued prior to the completion of the requisite infrastructure per existing model home permit release checklist.

1st Building Permit

Public Works/ Planning

44. Any on-site traffic calming devices and locations shall be approved by Public Works prior to installation, including, but not limited to, speed bumps.

1st Building Permit

Public Works

45. A street name, from the City of Elk Grove Veterans Street Name Program, shall be assigned to the Project for use on a street within the subdivision in accordance to City Policy and to the satisfaction of Public Works.

Building Permit Public Works

26




Monitoring


46. 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 Public Works. 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.


47. The Applicant shall reconstruct any existing ADA compliance improvements adjacent to the Project to meet current standards.


48. Access into the subdivision shall be limited to right in/right out turn movements only.


49. An inspection of the finished roadways and fire hydrants is required prior to construction of the first home or structure requiring a permit.

Building Permit Cosumnes CSD Fire Department

50. A secondary fire apparatus road shall be provided for this residential subdivision. The two points of access from the subdivision onto Elk Grove-Florin Road as shown on the Tentative Subdivision map satisfy the condition.

Building Permit Cosumnes CSD Fire Department

51. Connection to the District’s sewer system shall be required to the satisfaction of SASD. In order to obtain sewer service, construction of SASD sewer infrastructure will be required. District Design Standards apply to sewer construction.

Building Permit SASD

27




Monitoring


52. Upon completion of the installation of the landscaping for medians, parks, and model and production home lots, the Project Applicant shall certify that the installed landscape complies with Chapter 14.10 of the Elk Grove Municipal Code (Water Efficient Landscape Requirements). Certification shall be accomplished by completion of a Certificate of Completion on a form provided by the City in addition to any other requirements listed in the Chapter. Failure to submit a complete and accurate Certificate of Completion to the Planning Department will delay final approval/occupancy of the Project.

Building Permit Landscape/

Planning

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Members of the Board: Jeanette J. Amavisca Priscilla S. Cox Carmine S. Forcina Steve Ly Chet Madison, Sr. Anthony “Tony” Perez Bobbie Singh-Allen Robert L. Trigg Education Center 9510 Elk Grove-Florin Road, Elk Grove, CA 95624

Robert Pierce Associate Superintendent Facilities and Planning

(916) 686-7711 FAX: (916) 686-7754

November 21, 2014 SENT VIA E-MAIL- [email protected] Ms. Sarah Kirchgessner City of Elk Grove 8401 Laguna Palms Way Elk Grove, CA 95758 Subject: Elk Grove Landing – EG-14-023 (Revised) Dear Ms Kirchgessner: The Elk Grove Unified School District appreciates the opportunity to review the subject application. We request the following response be made a part of the public record of the Planning Commission and/or the City Council hearings. The District is currently impacted and overcrowded. This and other development projects will have a negative impact upon the District’s existing school facilities. The District does not have the financial capability to purchase school sites nor construct and furnish needed school facilities with local funds alone. Developer fees and Mello-Roos taxes collected by the District are not sufficient or timely to satisfy the need. The District relies on statewide school bonds to provide funding necessary to construct new school facilities. Without continued state funding, the District is in a school housing crisis. The District will continue to seek additional state funds to construct needed school facilities. Until such time as adequate facilities are available for current and projected students, students may be housed on campuses that have exceeded their intended capacity. On June 3, 2014 the Board of Education adopted a new residential development fee in accordance with Senate Bill 50. The new fee is $4.87 per square foot and became effective on June 4, 2014. The district must update the School Facilities Needs Analysis annually; therefore the residential development fee is subject to change annually. At the time a building permit is applied for, the development will be subject to the residential fee in place.

Elk Grove Unified School District – Excellence by Design 29

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ATTACHMENT 2

skyles

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November 21, 2014 Page 2 On March 2, 2004, voters in California passed Proposition 55, a statewide bond authorizing 12.3 billion dollars to help fund public school facility needs. Specifically, the bond funds will provide a total of 7.75 billion dollars for new K-12 school construction and 2.25 billion dollars for K-12 reconstruction/modernization needs. The remaining 2.3 billion are reserved for community college, California State University, and University of California facilities. Enclosed sheets provide estimates of student generation and financial impacts resulting from the construction of the proposed project. Please include the District on your mailing list for subsequent stages of planning and environmental review. As in the past, we are available to review the impact of this project with you. If you have any questions or comments, please contact me at (916) 686-7797, extension 7231. Thank you again for the opportunity to comment and your continuing assistance and cooperation. Sincerely, Teresa Tholen Teresa Tholen Planner, Facilities and Planning h:/ commentltr/Elk Grove November 9-21-14 Enclosure

30

Date: Prepared by: Teresa Tholen

Name of Project: Elk Grove Landing - Revised (EG-14-023)

K - 6 7 - 8 9 - 12Feickert Kerr Elk Grove

Elk Grove Landing 35 11 17

K - 6 7 - 8 9 - 12

950 1,377 2,538

564 919 1,883

521 819 1,812

Current Student Housing Costs for Project (Land, Construction & Furnishing) $1,923,575

Total School Residential Development Fee Generated by Project $964,917

Current Negative Financial Impact upon the District $958,658

(Based upon costs of $27,118 per K-6 grade student, $32,444 per 7-8 grade student and $38,104 per 9-12 grade student)

(Based upon an average 2,331 square foot single family home, 880 square foot multi-family unit, and 1,473 square foot condominium unit , at $4.87 per square foot; and based on 1,307 square foot age restricted single or multi-family unit at $.54 per square foot.)

FINANCIAL IMPACT OF PROJECT ON ELK GROVE UNIFIED SCHOOL DISTRICT

November 14, 2014

Current OPSC Determined Capacity

Current Year Enrollment (13/14)w/ special ed, w/o cont hs

Current Students Residing (13/14)in attendance area w/ spec ed & w/o cont hs

Project Location and Description: A Tentative Subdivision Map for 85 single family, RD-10 lots. The project is located near the intersection of Elk Grove Florin Rd and Sheldon Rd. APN: 116-0042-023; 028

(State loading standards on a Traditional Calendar)

PROJECT REVIEW/ENVIRONMENTAL REPLY FORMELK GROVE UNIFIED SCHOOL DISTRICT

CURRENT CAPACITY/ENROLLMENT AT SERVING SCHOOLS

Current School Attendance Area

Project

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