Planning Commission Staff Report June 18, 2015

Transcription

1 AGENDA ITEM NO. 5.1 Commission Staff Report June 18, 2015 Project: File: Request: Location: Park Meadows Unit 3A EG Tentative Subdivision Map and Design Review for Subdivision Layout Located north of West Stockton Boulevard and west of Highway 99 APN: Staff: Nathan Anderson PROPERTY OWNER/APPLICANT: Constantino Galaxidas 1205 La Sierra Drive Sacramento, CA AGENT: California Consultants Carlos Polanco, P.E. (Representative) 6461 Stockton Blvd., Ste. 2 Sacramento, CA Staff Recommendation Staff recommends that the Commission adopt a Resolution (Attachment 1): 1. Finding no subsequent environmental review is necessary for the Park Meadows Unit 3A Project (EG ) pursuant to State CEQA Guidelines Section (Criteria for Subsequent EIRs and Negative Declarations are not met); and 2. Approving a Tentative Subdivision Map and Design Review for subdivision layout for the Park Meadows Unit 3A Project (EG ) 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 one parcel totaling 1.67 acres into 11 lots for low density residential single-family use and a single lot to be designated for future access. The Project requires the approval of a Tentative Subdivision Map by the Commission prior to approval of a Final Map by the Council and then recordation with the Sacramento County Recorder s Office, pursuant to the provisions of the State Subdivision Map Act (Government Code Section et seq.) and the Elk Grove Municipal Code, Title 22, Land Development. Design review for subdivision layout is required pursuant to Section (B)(5) of Title 23 of the City s Municipal Code (hereinafter the Zoning Code). Setting The Project site is located at the southwest quadrant of Highway 99 and Sheldon Road, approximately 600 feet north of West Stockton Boulevard (APN: ). The site (1.67 gross acres) is located within a developed housing subdivision with improved street frontage along the perimeter to the west and south. The north and east boundary is adjacent to the Highway 99 southbound on-ramp with a sound wall separation. The site topography is relatively flat, with only low grass vegetation. No structures exist on the property. 1

2 Elk Grove Commission Park Meadows Unit 3A EG June 18, 2015 Page 2 An existing access easement connects the northwestern corner of the Project to a partiallyconstructed subdivision to the west (Sheldon Terrace; EG ). This easement has been designated as Lot A on the map, which will reserve the lot for future access in perpetuity. Table 1 details the Project s and adjacent properties current Zoning and General Plan designations and uses. Table 1. Land Uses and Designations Existing Use General Plan Zoning Project Site Vacant Low Density Residential RD-7 North Highway 99 on-ramp Low Density Residential SC East Highway 99 on-ramp Low Density Residential SC South Single-Family Residential Low Density Residential RD-7 West Vacant Medium Density Residential SC Figure 1. Location Map 2

3 Elk Grove Commission Park Meadows Unit 3A EG June 18, 2015 Page 3 Figure 2. Aerial Project Site Background The Project site was originally included as part of the Park Meadows North project, which was approved by the Sacramento County Board of Supervisors on January 15, 1997 (95-CZB-SDP- TMP-0401). The original project included a Community Plan Amendment for approximately 98.3 acres from AR-5 to RD-7 (41.3 acres), RD-20 (8.8 acres), SC (36.8 acres), O (5.1 acres), and SC/RD-7 (Freeway Interchange 6.3 acres). An Environmental Impact Report (EIR) was prepared for the Park Meadows North project to address the potential environmental impacts and mitigation measures for the development of the full site, including the Project site. Following approval of the 1997 project, a majority of the single-family residential homes were constructed throughout the subdivision. During that time the City was in the process of developing the Sheldon Interchange adjacent to and fronting on the north and east portions of this subdivision. The interchange required a portion of this approved tentative map to be deeded to the City as part of that improvement. As a result, some of the lots were affected and would have needed to be reconfigured. In addition, the subdivision to the west (Sheldon Terrace) required a redesign of the cul-de-sac (Glastris Way) for access into their subdivision. The Project site was dormant for a period of time due to market conditions and subsequently the life of the tentative map expired. As a result of the expiration, a new tentative map is required. It 3

4 Elk Grove Commission Park Meadows Unit 3A EG June 18, 2015 Page 4 should be noted that the original project was approved for 15 lots, therefore the proposed project proposes 4 fewer lots that analyzed by the previous environmental document. Figure 3. Previous Approval Analysis The General Plan land use designation for the property is Low Density Residential. The Project site is zoned RD-7 (Residential/seven [7] 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 a single parcel totaling 1.67 gross acres into 11 lots for single family use and a single lot to be designated for future access. 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 Proposed Title 23, Zoning Standard Project Complies Lot Area Determined through the 4,007-9,670 s.f. design review process 6,069 s.f. average Yes Lot Depth Determined through the feet design review process 103-foot average Yes Width/Frontage Determined through the feet design review process 47-foot average Yes 4

5 Elk Grove Commission Park Meadows Unit 3A EG June 18, 2015 Page 5 Figure 4. Tentative Subdivision Map Lot A An approximately 6,000 square foot lot located at the northwestern corner of the Project has been designated on the proposed Project as Lot A. This contains the existing access easement which connects to the subdivision that was partially constructed to the west (Sheldon Terrace; EG ). By designating this as an Irrevocable Offer of Dedication (I.O.D.), it reserves the lot for the future access in perpetuity, thereby creating a long-term hold on the property which can never be otherwise developed. The purpose is to allow the Sheldon Terrace project to be connected to a future roadway without being a burden on any other private property owners on the Project site. 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. 5

6 Elk Grove Commission Park Meadows Unit 3A EG June 18, 2015 Page 6 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 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 the State CEQA Guidelines. The Project site was originally analyzed in the Park Meadows North Environmental Impact Report (SCH No ). The EIR analyzed the potential development of the full 98- acre site, including the subject Project property. At the time of the EIR, the approximately 1.6- acre property which now makes up the Project site was analyzed to be split into 15 single-family parcels. Therefore, the proposed 11-parcel subdivision is less than that assumed in the EIR there will be fewer impacts to traffic, air quality, utility services, and other environmental considerations than those analyzed in the EIR. Therefore, the Park Meadows North EIR is sufficient and, pursuant to State CEQA Guidelines Section which identifies the requirements for which subsequent analysis is required, no further environmental review is required. Recommended Motion Should the Commission agree with staff s recommendation, the following motion is suggested: Attachments 1. I move that the Commission adopt a resolution finding no subsequent CEQA environmental review is necessary pursuant to State CEQA Guidelines Section (Subsequent EIRs and Negative Declarations) and approving a Tentative Subdivision Map and Design Review for Subdivision Layout for the Park Meadows Unit 3A Project (EG ), subject to the findings and conditions of approval contained in the draft resolution. 1. Resolution Exhibit A Project Description Exhibit B Tentative Subdivision Map Exhibit C Draft Conditions of Approval 2. EGUSD Comments 6

7 RESOLUTION NO XX June 18, 2015 A RESOLUTION OF THE CITY OF ELK GROVE PLANNING COMMISSION APPROVING A TENTATIVE SUBDIVISION MAP AND DESIGN REVIEW FOR SUBDIVISION LAYOUT FOR PARK MEADOWS UNIT 3A PROJECT NO. EG NORTH OF WEST STOCKTON BLVD AND WEST OF HIGHWAY 99 APN: WHEREAS, the Department of the City of Elk Grove received an application on October 9, 2014, from Constantino Galaxidas (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: ; and WHEREAS, the Project qualifies as a project under the California Environmental Quality Act (CEQA), Public Resource Code but is exempt; and WHEREAS, Section of the State CEQA Guidelines provides for when subsequent analysis is required for projects previously analyzed under an environmental impact report or negative declaration; and WHEREAS, an Environmental Impact Report was adopted for the Park Meadows North Project (SCH No ), which analyzed the potential development of the site as singlefamily development; 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 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 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 Commission of the City of Elk Grove finds that no subsequent environmental review is necessary for the Park Meadows Unit 3A Project (EG ) under (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 Park Meadows Unit 3A Project (EG ) pursuant to State CEQA Guidelines Section (Subsequent EIRs and Negative Declarations). Commission Resolution Resolution 2015-XX June 18, 2015 Page 1 of 15 7

8 Evidence: The City has reviewed the Project and analyzed it based upon the provisions of the State CEQA Guidelines. The Project site was originally analyzed in the Park Meadows North Environmental Impact Report (SCH No ). The EIR analyzed the potential development of the full 98-acre site, including the subject Project property. At the time of the EIR, the approximately 1.6-acre property which now makes up the Project site was analyzed to be split into 15 single-family parcels. Therefore, the proposed 11-parcel subdivision is less than that assumed in the EIR there will be fewer impacts to traffic, air quality, utility services, and other environmental considerations than those analyzed in the EIR. Therefore, the Park Meadows North EIR is sufficient and, pursuant to State CEQA Guidelines Section which identifies the requirements for which subsequent analysis is required, no further environmental review is required. AND, BE IT FURTHER RESOLVED, that the Commission of the City of Elk Grove approves the Tentative Subdivision Map and Design Review for subdivision layout for Park Meadows Unit 3A Project (EG ) 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 of the California Government Code that require a City to deny approval of a tentative map apply to this Project. Evidence: a. That the proposed map is not consistent with applicable general and specific plans as specified in Section 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. a. The proposed Project is consistent with the Elk Grove General Plan because the site is designated for Low Density Development in the General Plan and zoned RD-7 (7 dwelling units per acre). The Project would legally subdivide the parcel consistent with Title 23 (Zoning) and the allowed density. b. The design of the improvements of the proposed Project is consistent with the General Plan land use designations of Low 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 Low Density Residential in the General Plan and zoned RD-7 (7 dwelling units per acre). The Project site is compatible with the adjacent residential development to the west and south. 8 Commission Resolution Resolution 2015-XX June 18, 2015 Page 2 of 15

9 Design Review d. The design of the improvements of the proposed Project is consistent with the General Plan land use designations of Low 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), which would not cause public health problems. 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. Finding #1: The proposed project is consistent with the objectives of the General Plan, complies with applicable zoning regulations, Specific Plan provisions, Special 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 onsite circulation for vehicle, bicycle, and pedestrian modes and sufficient parking for vehicles and bicycles consistent with applicable requirements. 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 foregoing Resolution of the City of Elk Grove was passed and adopted by the Commission on the 18 th day of June 2015, by the following vote: AYES: NOES ABSENT: ABSTAIN: ATTEST: Sandy Kyles, PLANNING SECRETARY George Murphey, CHAIR of the PLANNING COMMISSION Commission Resolution Resolution 2015-XX June 18, 2015 Page 3 of 15 9

10 Exhibit A Project Description PROJECT DESCRIPTION The proposed Project, Park Meadows Unit 3A, involves a Tentative Subdivision Map (and concurrent Design Review for subdivision layout) to subdivide a 1.67-acre parcel into 11 lots for low density residential single-family use as illustrated in Exhibit B. 10 Commission Resolution Resolution 2015-XX June 18, 2015 Page 4 of 15

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12 12 Exhibit C 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 2. This action does not relieve the Applicant of the obligation to comply with all ordinances, statutes, regulations, and procedures. On-Going 3. The Applicant, or Successors in Interest (hereby referred to as the Applicant), shall hold harmless the City, its Council Members, its Commission, officers, agents, employees, and representatives from liability for any award, damages, costs and fees incurred by the City and/or awarded to any plaintiff in an action challenging the validity of this permit or any environmental or other documentation related to approval of this application. Applicant further agrees to provide a defense for the City in any such action. On-Going Commission Resolution Resolution 2015-XX June 18, 2015 Page 6 of 15

13 Conditions of Approval Timing/ Implementation Enforcement/ Monitoring Verification (date and Signature) 4. 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: On-Going Public Works Building The City Zoning Code (Title 23 of the EGMC) EGMC Chapter (Water Efficient Landscape Requirements) EGMC Title 16 (Building and Construction) 5. 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 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 applicable plan check fees, impact fees, or other costs as required by the City, the Cosumnes Community Services District (CCSD), Sacramento Area Sewer District (SASD), Sacramento County Water Agency (SCWA), or other agencies or services providers as established by law. On-Going Public Works CCSD SCWA SASD 13 Commission Resolution Resolution 2015-XX June 18, 2015 Page 7 of 15

14 14 Conditions of Approval Timing/ Implementation Enforcement/ Monitoring Verification (date and Signature) 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 Requirements of the Sacramento Metropolitan Air Quality Management District Fire permit On-Going Public Works Building SMAQMD 9. 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 10. The Division shall be notified immediately if any prehistoric, archaeologic, or paleontologic artifact is uncovered during construction. All construction must stop and an archaeologist that meets the Secretary of the Interior s Professional Qualifications Standards in prehistoric or historical archaeology shall be retained to evaluate the finds and recommend appropriate action. Improvement Plans A note stating the above shall be placed on the Improvement Plans. 11. All construction must stop if any human remains are uncovered, and the County Coroner must be notified according to Section of California s Health and Safety Code. If the remains are determined to be Native American, the procedures outlined in CEQA Section (d) and (e) shall be followed. Improvement Plans A note stating the above shall be placed on the Improvement Plans Commission Resolution Resolution 2015-XX June 18, 2015 Page 8 of 15

15 Conditions of Approval Timing/ Implementation Enforcement/ Monitoring Verification (date and Signature) 12. 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 13. Water supply shall be provided by the Sacramento County Water Agency. Improvement Plans SCWA 14. Provide separate public water service to each parcel. All water lines shall be located within a public right-of-way or within easements dedicated to SCWA. Easements shall be reviewed and approved by Sacramento County Water Agency prior to Improvement Plan approval or Final Map approval. Improvement Plans SCWA 15. Destroy all abandoned wells on the proposed Project site in accordance with the requirements of the Sacramento County Environmental Health Division. Clearly show all abandoned/destroyed wells on the improvement plans for the Project. Prior to abandoning any existing agricultural wells, Applicant shall use water from agricultural wells for grading and construction. Improvement Plans SCWA 15 Commission Resolution Resolution 2015-XX June 18, 2015 Page 9 of 15

16 16 Conditions of Approval Timing/ Implementation Enforcement/ Monitoring Verification (date and Signature) 16. Residential production typical home landscapes are required to meet the design and submittal requirements of the Chapter of the Elk Grove Municipal Code (Water Efficient Landscape Requirements) as well as any applicable executive orders, 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 17. 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 of the Elk Grove Municipal Code (Water Efficient Landscape Requirements) and any applicable executive orders 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 18. Maintain the existing 12kV & 69 kv overhead route on northeast side of the development along Sheldon Road and Highway 99. No facilities or rights referenced in the above can be abandoned until adequate replacement rights are granted and in place without an interruption of electrical service to existing customers. Improvement Plans SMUD Commission Resolution Resolution 2015-XX June 18, 2015 Page 10 of 15

17 Conditions of Approval Timing/ Implementation Enforcement/ Monitoring Verification (date and Signature) 19. Maintain the existing 12kV underground route on the southwest side of the development along Lauffer Way and Glastris Way. No facilities or rights referenced in the above section can be abandoned until adequate replacement rights are granted and in place without an interruption of electrical service to existing customers. Improvement Plans SMUD Final Map 20. Prior to the final map, the Project area shall annex into the Maintenance Mello-Roos Community Facilities District (CFD), to fund the project s fair share of landscape related maintenance costs associated with public parkways, public parks, open space, landscape setbacks, bike and other paths, landscaped medians in and adjacent to roadways, maintenance and operation of a community center, sports (including aquatic) facilities, cultural arts center, and water features, and maintenance of other related facilities. The annexation process can take several months, so applicants should plan accordingly. The application fee 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 Final Map Finance 17 Commission Resolution Resolution 2015-XX June 18, 2015 Page 11 of 15

18 18 Conditions of Approval Timing/ Implementation Enforcement/ Monitoring Verification (date and Signature) 21. Prior to the final map, the Project area shall annex into the Street Maintenance Assessment District No. 1 Zone 2 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 Final Map Finance 22. Prior to the final map, the Project area shall annex into the Police Services Mello-Roos Community Facilities District (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 Final Map Finance 23. Prior to the final map, the Project area shall annex into the Storm Water Drainage Fee Zone 2 to fund a portion of the additional costs for storm water drainage and run-off maintenance related to serving the new development. The annexation process can take several months, so applicants should plan accordingly. The 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 Final Map Finance Commission Resolution Resolution 2015-XX June 18, 2015 Page 12 of 15

19 Conditions of Approval Timing/ Implementation Enforcement/ Monitoring Verification (date and Signature) 24. 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 25. The Applicant shall dedicate Glastris Way as shown on the Tentative Map to the satisfaction of Public Works. Final Map Public Works 26. The Applicant shall dedicate Lot A to the City of Elk Grove in the form of an Irrevocable Offers of Dedication (IOD). The City shall consent to the offer of dedication on the Final Map and may accept the offer at any time. Until formally accepted by the City the responsibility for all taxes, maintenance and upkeep of the area shall be the sole responsibility of the Applicant and any future owners. Final Map Public Works 27. The Applicant shall dedicate to the City of Elk Grove, a 12.5 foot utility easement for underground/overhead facilities and appurtenances adjacent to all public street right-of-ways. Final Map Public Works SMUD 19 Commission Resolution Resolution 2015-XX June 18, 2015 Page 13 of 15

20 20 Conditions of Approval Timing/ Implementation Enforcement/ Monitoring Verification (date and Signature) 28. The Applicant shall install additional streetlight on Glastris Way, in accordance with City of Elk Grove Improvement Standards and to the satisfaction of Public Works, if determined necessary. Final Map Public Works 29. 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 Building Permit 30. The Applicant shall reconstruct any damaged curb, gutter, sidewalk and/or pavement caused by construction-related activity 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. Building Permit Public Works 31. The Applicant shall reconstruct any existing ADA compliance improvements adjacent to the Project to meet current standards. Building Permit Public Works 32. The Final Map shall be completed, approved, and recorded prior to issuance of the 1 st Building Permit. Building permits for model homes may be issued prior to the completion of the requisite infrastructure pursuant to existing model home permit release checklist. 1st Building Permit Public Works/ 33. Connection to the District s sewer system shall be required to the satisfaction of SASD. SASA Design Standards apply to any on-site and off-site sewer construction. Building Permit SASD Commission Resolution Resolution 2015-XX June 18, 2015 Page 14 of 15

21 Conditions of Approval Timing/ Implementation Enforcement/ Monitoring Verification (date and Signature) 34. Consistent with the MMRP for the Park Meadows North Project, air conditioning shall be included in each of the residences proposed within the development to allow occupants to close doors and windows as desired for acoustical isolation. Building Permit Environmental 35. Consistent with the MMRP for the Park Meadows North Project, residences constructed on Lots along State Route 99 of this development shall either be limited to single-story dwellings or acoustical improvements to second floor façade construction shall be required. Such improvement consists of the installation of STC-35 windows and use of 3-coat stucco siding at the north, east and south facing second-floor-facades of the residences constructed along lots adjacent to the State Route 99 off-ramp. Building Permit Environmental 21 Commission Resolution Resolution 2015-XX June 18, 2015 Page 15 of 15

22 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 Robert Pierce Associate Superintendent Facilities and (916) FAX: (916) October 14, 2014 SENT VIA - Nate Anderson City of Elk Grove 8401 Laguna Palms Way Elk Grove, CA Subject: Park Meadows Unit 3A EG Dear Mr. Anderson: 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 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, 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. 22 Elk Grove Unified School District Excellence by Design

23 October 14, 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) , extension Thank you again for the opportunity to comment and your continuing assistance and cooperation. Sincerely, Teresa Tholen Teresa Tholen Planner, Facilities and h:/ commentltr/park Meadows Unit 3A Enclosure 23