COUNTY OF SACRAMENTO CALIFORNIA PLANNING COMMISSION REPORT

Transcription

1 COUNTY OF SACRAMENTO CALIFORNIA PLANNING COMMISSION REPORT For the Agenda of: September 12, 2016 To: From: Subject: County Planning Commission Department Of Community Development PLNP Willman Map Time Extension. A Time Extension Request For A Property Located Approximately 1,000 Feet South Of Gerber Road And Approximately 1,500 Feet West Of Vineyard Road, In The Vineyard Springs Comprehensive Plan Area Of The Vineyard Community. Applicant: B& Z Properties; APN: ; Environmental Document: Addendum To Prior Mitigated Negative Declaration Supervisorial District(s): Kennedy Contact: Wendy W. Hartman, Senior Planner, (916) , hartmanw@saccounty.net Details of Request: 1. A Time Extension pursuant to Sections and of the Sacramento County Code to extend the expiration date five years from the date of final action by the hearing body for a tentative subdivision map (Control No: ) to divide approximately 10 gross acres into 54 lots. Applicant/Owner: B & Z Properties 2882 Prospect Park Dr, Ste 250 Sacramento, CA Attention: Bruce Bell Land Planner: Walters Land Planning 7498 Griggs Way Sacramento, CA Attention: Bruce Walters Summary of Key Points: No changes to the previously approved tentative map and associated entitlements are being requested. This project connects with the Wildhawk Northeast subdivision which is also requesting a five-year Time Extension (Control Nos: PLNP and ). Without further action this map will expire on November 10, A five-year time extension is requested. As no material changes to the project are proposed by this time extension request, and surrounding land uses have not changed since the original approval, the approved

2 PLNP Willman Map Time Extension. A Time Extension Request For A Property Located In The Vineyard Springs Comprehensive Plan Area Of The Vineyard Community Mitigated Negative Declaration for Control No. (Control No: 04-RZB-SDP-SPP-0596) remains the appropriate CEQA document. The Vineyard Community Planning Advisory Council (CPAC) met on August 2, 2016 and recommended Approval (5 0 with 2 absent) of the proposed project. Recommendation: Recognize the Environmental Coordinator Addendum dated July 19, 2016 and Determine the Mitigated Negative Declaration (Control No: 04-RZB-SDP-SPP-00596) is still adequate and appropriate for the proposed project. Approve the requested Tentative Subdivision Map extension to allow an extension of five years from the original date of final action by the hearing body for a tentative subdivision map (Control No: ), subject to the findings and conditions listed in this report. Recognize that the Tentative Subdivision Map Extension is subject to the previously adopted Mitigation Monitoring and Reporting Program. 2

3 PLNP Willman Map Time Extension. A Time Extension Request For A Property Located In The Vineyard Springs Comprehensive Plan Area Of The Vineyard Community Maps Zoning Map 3

4 PLNP Willman Map Time Extension. A Time Extension Request For A Property Located In The Vineyard Springs Comprehensive Plan Area Of The Vineyard Community Aerial Map 4

5 PLNP Willman Map Time Extension. A Time Extension Request For A Property Located In The Vineyard Springs Comprehensive Plan Area Of The Vineyard Community Approved Tentative Subdivision Map ( ) 5

6 PLNP Willman Map Time Extension. A Time Extension Request For A Property Located In The Vineyard Springs Comprehensive Plan Area Of The Vineyard Community Project History The Vineyard Community Plan was adopted by the Board of Supervisors in June 1985 in order to direct future growth and development within the Vineyard area. This included identifying community goals and objectives, and fostering growth through a logical pattern of land development consistent with not only the community goals and objectives identified, but also County General Plan Goals and Policies. The Vineyard Springs Comprehensive Plan (VSCP) was adopted by the Board of Supervisors in June 2000 to allow development of the Vineyard Springs area in a manner consistent with the Sacramento County General Plan. The VSCP plan area encompasses approximately 2,560 acres of land bounded by Bradshaw Road on the west, Excelsior Road on the east, Calvine Road on the south and Gerber Road on the north. The majority of the plan area is dedicated for low density residential and agricultural-residential uses. With the adoption of the VSCP, the land use designations within the corresponding area of the Vineyard Community Plan were amended consistent with the land use designations in the VSCP. The project site is located within the northern portion of the VSCP area. Application 2004-RZB-SDP-SPP-0596 requesting a Rezone, Tentative Subdivision Map, and Special Development Permit was approved by the Board of Supervisors on October 11, Specifically, the Board of Supervisors approved the following entitlements: Ordinance No. SCZ to Rezone approximately 10.0 gross acres from AR-10 (Agricultural-Residential) and AR-10(F) (Agricultural-Residential-Flood Combining) to 6.0 acres of RD-7 (Residential) and 4.0 acres of O (Recreation). Tentative Subdivision Map to divide 10.0 gross acres into 51 single-family residential lots, open space lots, and one park site lot. Special Development Permit (SPBS ) to allow deviations from the lot size and setback standards within the RD-7 zone and to allow an affordable housing density bonus as a result of an Affordable Housing Plan that requires a total of 121 units to be located on a 7.5 acre site northwest of the project. The density bonus/affordable housing component of the project also included requirements from the Wildhawk North projects (Control Nos and ). This map was approved for a three year time period, originally expiring on November 10, However, due to the economic downturn the California Legislature has approved several statutory map extensions since 2008, providing additional time to record approved maps. With the legislative extensions, the Willman Tentative Subdivision Map expiration date was extended to November 10, Project Description This project consists of a Time Extension for an approved Tentative Subdivision Map ( ). A Rezone was originally processed with the map. This Rezone has been effectuated and is not subject to further review. Pursuant to County Code Section the Special Development Permit expiration date is automatically extended for the same period as the approved tentative subdivision map. 6

7 PLNP Willman Map Time Extension. A Time Extension Request For A Property Located In The Vineyard Springs Comprehensive Plan Area Of The Vineyard Community General Plan And Community Plan Consistency General Plan Consistency The General Plan is a set of policies, programs, and maps that form a blueprint for physical development in the unincorporated County. The plan addresses important community issues such as new growth, housing needs, and environmental protection. Its policies are instrumental in planning infrastructure to accommodate future growth. The 2030 General Plan designation of this site is Low Density Residential and the density of the tentative subdivision map conforms to this designation. Florin Vineyard Community Plan and Vineyard Springs Comprehensive Plan Consistency The Community Plan and VSCP designation for the property is RD 4-6 and Floodway/Recreation. As no changes to the approved project are proposed by this Time Extension, this request also conforms to the Community Plan designation and Policies. Design Guidelines Consistency Design Review was not completed as part of the original project analysis. The Design Review Administrator has indicated that since the request is for a time extension he has no comments regarding this project. Land Use And Neighborhood Compatibility Table 1 identifies the existing land uses, zone districts, and Community Plan/VSCP designations for the project site and the surrounding properties. No significant changes in land use have occurred since the Tentative Subdivision Map was approved in Table 1 Existing land Uses, Zone Districts, and Community Plan Designations Existing Land Use Zoning and Community Plan/VSCP Designations Subject Property Vacant RD-7 & O RD 4-6 & F/R North Vacant and Single-family Residential AR-10, AR-10(F), & RD-7 RD 4-6 South Vacant and Single-family Residential RD-4 & RD-4(F) RD 4-6 & F/R East Vacant AR-10 & AR-10(F) RD 4-6 & F/R West Vacant and Single-family Residential AR-10 & AR-10(F) RD 4-6 & F/R Environmental Determination The Planning and Environmental Review Division reviewed the proposed project to determine whether additional or new review under the California Environmental Quality Act (CEQA) would be required. An addendum memorandum was prepared for the County Planning Director 7

8 PLNP Willman Map Time Extension. A Time Extension Request For A Property Located In The Vineyard Springs Comprehensive Plan Area Of The Vineyard Community on July 19, 2016, stating the former Department of Environmental Review and Assessment, pursuant to the regulations of CEQA, prepared an EIR evaluating the environmental impacts of the prepared a Mitigated Negative Declaration for the Willman Property, Wildhawk Northeast, and Wildhawk Northwest Tentative Subdivision Map projects (Control Number: 03-RZB-SVB- SPP-SDP-0045, 03-RZB-SVB-SDP-SPP-AHS-ABE-0538, 04-RZB-SDP-SPP-0596). The Mitigated Negative Declaration was released on June 16, The document evaluated environmental impacts associated with Air Quality, Drainage/Hydrology, Climate Change, Wetlands, Biological Resources, Culture Resources, Noise Impacts, Traffic and Circulation, Sewer Service, Water Supply, and Infrastructure. On September 5, 2006, the Sacramento County Board of Supervisor s accepted the Mitigated Negative Declaration as adequate and complete. On October 11, 2006 the Board of Supervisors took final action to approve the Rezone, Special Development Permit, and Tentative Subdivision Map for the Willman Property project. The Board also adopted a Mitigation Monitoring and Reporting Program (MMRP) for the Willman Property project. As there are no substantial changes in the project or in the circumstances under which the project is to be undertaken or new significant impacts that were not considered in the previous Mitigated Negative Declaration no further Environmental Document is required. The Mitigated Negative Declaration for the Willman and Wildhawk North projects; remains the appropriate document for the project and the Mitigation Monitoring and Reporting Program (MMRP) for the project remains applicable to the current project. The Environmental Coordinator s memorandum and the MMRP are attached. Public Outreach, Community Response And Community Planning Advisory Council (CPAC) Review Community Response It is Sacramento County policy to encourage applicants to conduct community outreach for projects prior to or concurrent with the filing of a planning application, and to provide a written description of the outreach. The applicant s Neighborhood Outreach statement did not provide any outreach efforts beyond those provided by County procedures (CPAC meeting and Planning Commission hearing notifications). The County provided a written notice to all residents within a 500-foot radius of the project site. No public comments were received regarding this project. Community Planning Advisory Council (CPAC) Review The Vineyard Community Planning Advisory Council (CPAC) met on August 2, 2016, and recommended Approval (5 0 with 2 absent) of the proposed project. Neighbors expressed concern over RD-7 density, traffic, lack of road improvements and concerns about school overcrowding and water supply. These items were addressed as part of the Mitigated Negative Declaration and original project approvals. Project Analysis This map was approved for a three year time period, originally expiring on November 11, However, due to the economic downturn the State Legislature has approved several statutory map extensions since 2008, providing additional time to record approved maps. With the 8

9 PLNP Willman Map Time Extension. A Time Extension Request For A Property Located In The Vineyard Springs Comprehensive Plan Area Of The Vineyard Community legislative extensions, the Willman Tentative Subdivision Map expiration date was extended to November 10, Once an extension is requested, approval or denial of that request can occur after the expiration of the tentative map. Minor adjustments to approved conditions can be made for health and safety concerns. The purpose of a time extension request is for the approving body, in this case the Planning Commission, to determine whether a map should be extended for a period ranging from zero to five years. The related entitlements from the previous approval are not subject to review as part of this extension request as they will track with the map, and review should be limited to whether the project as a whole should be extended for a period of zero to five years. Approval of a zero year extension will not extend the life of this map and the applicant will be required to submit a new Tentative Subdivision Map application to continue with subdivision and development of the property if the existing map is not recorded by November 10, Approval of a five year extension, as requested, provides the applicant five years commencing from the date of final action on the Map Extention to record the final map. The five year Time Extension request was submitted by the applicant in December The project consists of a five-year Time Extension for a Tentative Subdivision Map. The original approvals were granted by the Board of Supervisors on October 11, 2006, under Control Number Since the project included a Rezone the effective approval date of the project entitlements is November 10, No changes to the approved map have been proposed and there have not been significant changes in the surrounding area. Other Departments and Agencies have also reviewed this request and have indicated concurrence with the extension request. For these reasons, staff recommends Approval of this time extension proposal. Attachments ATT 1 - Vicinity Map ATT 2 - Findings and Conditions ATT 3 - Exhibit EXH A - Approved Tentative Subdivision Map (Control No: ) ATT 4 - CPAC Referral, August 2, 2016 ATT 5 - Context Photos (1) ATT 6 - Staff Report to the Board of Supervisors (excluding attachments and exhibits) for Willman Property (Control No:04-RZB-SDP-SPP-0596) ENV DOC Addendum with Mitigation Monitoring and Reporting Program 9

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11 VINEYARD RD RD20 Legend RD 3 RD 5 Project Site ( ) Parcel Boundaries HEATHERPACE LN OXFORM LN AG20 AR10 DEONSIRE LN GERBER RD SC RD20 RD 7 RD 5 RD 7 RD 5 AR10 RD 7 O RD 7 AR10 O RD 1 RD 4 AR 5 UNNAMED RD AR 5 AR 2 AR 5 CARMENCITA AVE 1 in = 1,000 feet AR10 DARON LN AR10 RD 3 RD 4 Feet RD 5 AR ,000 2,000 ROYAL DOWN CIR PRAIRIE DUNES WAY PIPING ROCK DR O RD 5 OCEAN DUNES CT PHOENICIAN WAY WILDHAWK WEST DR WINGED FOOT DR VALDERAMA WAY WYATT RANCH WAY CAMERON PINES WAY RED TAIL HAWK WAY MISSION HILLS DR RD 4 COOPERS HAWK WAY SNEAD WAY AZINGER WAY OMEARA DR SORENSTAM DR RD 4 AR 1 K PC ATTACHMENT 1 Source: Sacramento County GIS

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13 ATTACHMENT 2 Conditions of Approval and Findings Control Number PLNP2016-XVB TENTATIVE SUBDIVISION MAP Willman Property 04-RZB-SDP-SPP-0596 Assessor's Parcel No The following is a complete set of Findings and Conditions, including any applicable Amendments approved by the Board of Supervisors on October 11, 2006 for the Willman Tentative Subdivision Map (04-RZB-SDP-SPP-0596) and modifications as a result of Time Extension PLNP2016-XVB RECOMMENDED FINDINGS for PLNP2016-XVB-00179: The staff recommendations for the Time Extension are based upon the following considerations: 1. Staff has identified no effects from the proposed time extension request which would result in a significant detrimental impact on adjoining or neighboring properties if the previously approved conditions are carried forward. 2. The request is consistent with the General Plan Map Low Density Residential Designation and Text. No policy conflicts have been identified with this request. 3. The request is consistent with the Vineyard Community Plan Map and Text. No policy conflicts have been identified. 4. The request is consistent with the Vineyard Springs Comprehensive Plan Map and Text. No policy conflicts have been identified 5. The proposed development will conform to applicable Zoning Code Sections. No policy conflicts have been identified with this request. 6. The proposed parcels are compatible with the predominant neighborhood pattern of primarily single-family residential development and the surrounding area has not significantly changed since the Tentative Subdivision Map was approved in The proposed Tentative Subdivision Map Extension is in compliance with Sacramento County Code, Title The proposed Tentative Subdivision Map Extension is in compliance with the Subdivision Map Act (Cal.Gov. Code Section et seq.). 9. Identified environmental effects, suggested mitigation measures, and alternative project analysis contained in the Mitigated Negative Declaration have been taken into consideration in the recommended actions and conditions of approval. FINDINGS (04-RZB-SDP-SPP-0596): 1. The proposed lots will be consistent with the County General Plan and with the Vineyard Springs Comprehensive Plan. 2. The proposed lots will be compatible with the predominant neighborhood pattern of development. PC ATTACHMENT 2

14 Attachment 2 Conditions of Approval and Findings Control No. PLNP Willman Property Tentative Map 3. Identified environmental effects and suggested mitigation measures have been taken into consideration. 4. Staff has identified no effects from the proposal which would result in a significant detrimental impact on adjoining or neighboring properties. 5. All required findings as set forth in the State Map Act and the County Land Development Ordinance can be made in the affirmative. 6. Pursuant to Public Resources Code section (b), the County finds that the master Environmental Impact Report for the North Vineyard Station Plan was certified more than five years ago, prior to the filing of Sacramento County Planning Application Control Nos. 03-RZB- SVB-SDP-ABE-SPP-0045, 03-RZB-SVB-SDP-SPP-AHS-ABE-0538, and 04-RZB-SDP-SPP The County further finds that it certifies the Mitigated Negative Declaration as submitted by the Department of Environmental Review and Assessment for each of the projects cited above that address any substantial changes that have occurred with respect to circumstances under which the master Environmental lmpact Report (EIR) for the Vineyard Springs Comprehensive Plan was certified or the new information that was not known and could not have been known at the time the said master EIR was certified. 7. Pursuant to Public Resources Code section (b), the County finds that the master Environmental lmpact Report for the North Vineyard Station Plan was certified more than five years ago, prior to the filing of Sacramento County Planning Application Control Nos. 03-RZB- SVB-SDP-ABE-SPP-0045, 03-RZB-SVB-SDP-SPP-AHS-ABE-0538, and 04-RZB- SDP- SPP The County further finds that it certifies the Mitigated Negative Declaration as submitted by the Department of Environmental Review and Assessment for each of the projects cited above that address any substantial changes that have occurred with respect to circumstances under which the master Environmental Impact Report (EIR) for the Vineyard Springs Comprehensive Plan was certified or the new information that was not known and could not have been known at the time the said master EIR was certified. CONDITIONS OF APPROVAL: 1. The development approved by this action is for 51 single family lots and three (3) public/quasi public parcels in substantial compliance with Attachment 3 Exhibit A. 2. 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 60 months of the date on which the permit became effective or this action shall automatically be null and void. 3. Provide public water supply facilities to the satisfaction of the Sacramento County Water Agency. 4. Destroy all abandoned wells and septic systems in accordance with the requirements of the Sacramento County Environmental Health Division. Clearly show all abandoned/destroyed wells and septic systems on the improvement plans. Prior to abandoning agricultural wells, use water from wells for grading and construction. 5. Connection to the County Sanitation District-1 (CSD-1) sewer system shall be required to the District's satisfaction and pursuant to the Sacramento County Improvement Standards. 2 PC ATTACHMENT 2

15 Attachment 2 Conditions of Approval and Findings Control No. PLNP Willman Property Tentative Map 6. Each parcel and each building with a sewage source shall have a separate connection to the CSD-1 sewer system and to the Sacramento County Water Agency. 7. Sewer easements may be required. All sewer easements shall be dedicated to CSD-1 in a form approved by the District Engineer. All CSD-1 sewer easements shall be at least 20 feet in width and ensure continuous access for installation and maintenance. 8. Pay Zone 40 development fees applicable at the time of building permit issuance in accordance with Sacramento County Water Agency Ordinance No Secure an approved sewer study from CSD-1 prior to recordation of the final map or submittal of improvement plans, whichever comes first. 10. Construct on and off-site sewer facilities if required by CSD CSD-1 will provide maintenance only in public rights-of-ways and in minimum 20-foot wide easements dedicated to CSD The trunk and collector sewer system for the project will not be accepted for maintenance and building occupancy will not be granted until the downstream sewer system serving the project is also accepted for maintenance. 13. Provide access arrangements and install working fire hydrants that meet the required fire flow demands pursuant to the requirements of the fire district having jurisdiction prior to any combustible construction. 14. Dedicate right-of-way for the indicated streets, and install public street improvements pursuant to the Sacramento County Improvement standards (Cl70). Provide on-site or off- site turnaround facilities at the end of "C" Way and "B" Way to the satisfaction of the Municipal Services Agency. 15. Visibility easements shall be required across Lots 22, 23 and 24 pursuant to the Sacramento County Improvement Standards and to the satisfaction of the Department of Transportation (DOT). 16. Coordinate the proposed street connections with adjacent projects. 17. The final map shall show easements or other mapped provisions for the placement of centralized mail delivery units. Developers will construct a concrete base for placement of the centralized mail delivery unit after construction of curb, gutter and sidewalk. Specifications and location of such base shall be determined pursuant to the applicable requirements of the Postal Service and the Sacramento County Municipal Services Agency, with due consideration of street light location, traffic safety, security and consumer convenience. 18. Provide drainage and floodplain easements and install facilities pursuant to the Sacramento County Floodplain Management Ordinance, Sacramento County Water Agency Code, and Sacramento County Improvement Standards, including any fee required by the Sacramento County Water Agency Code. 19. Off-site drainage easements and improvements shall be provided pursuant to the Sacramento County Floodplain Management Ordinance and the Sacramento County Improvement Standards. 20. Provide Water Resources a preliminary title report and Phase 1 Environmental report for off- site drainage easement right-of-way prior to approval of improvement plans. Provide CLTA title insurance prior to transfer of easement or right-of-way to the County. 3 PC ATTACHMENT 2

16 Attachment 2 Conditions of Approval and Findings Control No. PLNP Willman Property Tentative Map 21. Petition FEMA for a Letter of Map Revision pursuant to the Sacramento County Drainage Ordinance and Improvement Standards prior to issuance of building permits for any proposed lots or any other alterations within the existing FEMA floodplain. 22. A Conditional Letter of Map Revision, pursuant to the Sacramento County Floodplain Management Ordinance Improvement Standards, must be approved by FEMA prior to approval of improvements for any proposed lots or any other alterations within the existing FEMA floodplain. 23. Construct drainage facilities in accordance with approved drainage master plan to the satisfaction of the Water Resources Department. 24. The project is subject to the Vineyard Springs Supplemental Drainage Fee Plan. 25. Prior to recordation of a final map dedicate land and/or pay in-lieu fees for park purposes pursuant to Chapter 22.40, Title 22 of the Sacramento County Code. 26. Dedicate a standard 12.5-foot public utility easement for underground facilities and appurtenances adjacent to all public street right-of-ways within Lots Band C. 27. Dedicate a standard 10-foot public utility easement for underground facilities and appurtenances adjacent to all public street right-of-ways. 28. A note shall be placed on the final map to the effect that the property is regulated by the requirements of the Sacramento County Tree Preservation Ordinance. 29. Prior to recordation of the Final Map, annex into the County of Sacramento Community Facilities District No (Police Services). The annexation process takes approximately 6 months and the applicants must contact the County of Sacramento Infrastructure Finance Section at (916) at the earliest possible time to initiate the process and to obtain information concerning annexation costs. 30. Prior to recordation of a Final Map, remove all structures. 31. Comply with all conditions enumerated in the February 22, 2006 correspondence from the Southgate Recreation and Park District to the County Planning and Community Development Department. Said correspondence shall be incorporated into the subsequent zoning agreement for the project. 32. At least 60 days prior to the recordation of the first final map for the development, the developer shall enter into an Affordable Housing Agreement with the Sacramento Housing and Redevelopment Agency, which will be recorded against the entire development. 33. Prior to the issuance of the first building permit for the development, the developer shall provide a site plan of the affordable housing site which identifies the location of the seven (7) accessible units for the mobility impaired, and the two (2) accessible units for the vision and hearing impaired. 34. The Planning Department will place a P-1 Hold on the certificates of occupancy for the development project to allow for the inspections of the accessible units identified in the Affordable Housing Plan. The P-1 Hold will be released upon the satisfactory completion of those inspections. 35. Prior to the issuance of the 200th building permit for the Wildhawk North projects (Control Nos. 03-RZB-SVB-SDP-ABE-SPP-0045, 03-RZB-SVB-SDP-SPP-AHS-ABE-0538, and 04-RZB- SDP-SPP-0596), obtain off-site right-of-way for Gerber Road from the project site to Vineyard 4 PC ATTACHMENT 2

17 Attachment 2 Conditions of Approval and Findings Control No. PLNP Willman Property Tentative Map Road based upon a 72-foot standard including intersection widening, and install public street improvements pursuant to the Sacramento County Improvement Standards and to the satisfaction of the Department of Transportation. The Gerber Road frontage shall be constructed as a single project (both on-site and off-site). 36. Prior to the issuance of the 200th building permit for the Wildhawk North projects (Control Nos. 03-RZB-SVB-SDP-ABE-SPP-0045, 03-RZB-SVB-SDP-SPP-AHS-ABE-0538, and 04-RZB- SDP-SPP-0596), obtain off-site right-of-way for Vineyard Road from the project site to Gerber Road based upon an 72-foot standard including intersection widening, and install public street improvements pursuant to the Sacramento County Improvement Standards and to the satisfaction of the Department of Transportation. The Vineyard Road frontage shall be constructed as a single project (both on-site and off-site). 37. Reconstruct and widen Gerber Road (two lanes with median) from Bradshaw Road to Vineyard Road based on a 72-foot modified arterial (the 6-foot sidewalk shall be installed in an adjacent pedestrian/landscape easement) to the satisfaction of the Department of Transportation. 38. Install two box culverts with headwalls on Gerber Road at Gerber Creek Crossing No. 2 (just east of Bradshaw Road) based on an 84-foot standard arterial to the satisfaction of the Department of Transportation. 39. As an ADVISORY NOTICE: Developing this property will require payment of sewer impact fees to both SASD and Regional San, in accordance with each District s Ordinances. Applicant should contact Permit Services Unit at (916) for sewer impact fee information. 40. As an ADVISORY NOTICE: If the local sewer service provider (SASD) requires a sewer study to be submitted, Regional San will also require review and approval of the subject sewer study. 41. As an ADVISORY NOTICE: Prior to Issuance of a Building Permit: For landscaping of open space lots, landscape corridors, production or model homes, the applicant shall submit complete landscape planting and irrigation plans to the Department of Community Development, Planning and Environmental Review Division, for review and approval. Plans shall be consistent with the requirements of the State of California Department of Water Resources Model Water Efficient Landscape Ordinance (MWELO) and applicable Sacramento County Zoning Code requirements for landscaping and parking lot shading. (Planning and Environmental Review - Landscaping) 42. As an ADVISORY NOTICE: Prior to Final Inspection: Landscape and irrigation is to be installed per the approved plans and certified as required by the State of California Department of Water Resources Model Water Efficient Landscape Ordinance (MWELO). (Planning and Environmental Review - Landscaping) ### 5 PC ATTACHMENT 2

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19 ATTACHMENT 3 EXHIBIT Control Number PLNP Willman Tentative Subdivision Map Time Extension EXH A - Approved Tentative Subdivision Map (Control No: ) PC ATTACHMENT 3

20 Exhibit A Approved Tentative Subdivision Map (Control No: ) PC ATTACHMENT 3

21 PC ATTACHMENT 4

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23 1. View from terminus of Piping Rock Drive looking northwest at project site. CONTEXT PHOTO NOS.: 1 CONTROL #: PLNP PROJECT NAME: Willman Map Extension PARCEL NO.: DATE: PC ATTACHMENT 5 Page 1 of 1

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25 Control No.: Type: RZB-SDP-SPP TO: BOARD OF SUPERVISORS POLICY PLANNING COMMISSION ON: WILLMAN REZONE, TENTATIVE SUBDIVISION MAP AND SPECIAL DEVELOPMENT PERMIT ASSESSOR'S PARCEL NO.: LOCATION: The property is located 1,000± feet south of Gerber Road and 1,500± feet west of Vineyard Road, in the Vineyard Springs Comprehensive Plan area of the Vineyard community. APPLICANT/DEVELOPER: ENGINEER: Dunmore Land Company MacKay & Somps 8781 Sierra College Boulevard, Suite Tribute Road, Suite E Granite Bay, CA Sacramento, CA Attention: Debbie Haldeman Attention: Bruce Walters OWNER: Scott Willman 9940 Gerber Road Sacramento, CA REQUEST: 1. A Rezone of 10.0 gross acres from AR-10 agricultural residential and AR-10(F) agricultural-residential flood combining to RD-7 residential (6.0 acres) and O recreation (4.0 acres). 2. A Tentative Subdivision Map to divide the site into 51 single family residential lots, two (2) Open Space Lots, and one (1) park site lot. 3. A Special Development Permit to: a. Reduce the minimum 15-foot rear yard setback contained in the Vineyard Springs Comprehensive Plan Zoning Ordinance to 10 feet for one- or two-story dwellings; b. Reduce the minimum 4,000 square-foot corner lot area standard contained in the Vineyard Springs Comprehensive Plan Zoning Ordinance to 3,500 square feet; and PC ATTACHMENT 6

26 WILLMAN 04-RZB-SDP-SPP c. To allow a density bonus as a result of an Affordable Housing Plan that encompasses this project as well as the adjacent Wildhawk Northeast (030045) and Wildhawk Northwest (030538) projects. Total Bonus for all three (3) projects is 121 units. Note: The Affordable Housing obligation will be undertaken in a proposed 7.5-acre RD-20 zoned area of the Wildhawk Northwest project. ENVIRONMENTAL DOCUMENT: MITIGATED NEGATIVE DECLARATION RTF:rtf:slw:jrc sr PC ATTACHMENT 6

27 WILLMAN 04-RZB-SDP-SPP RTF:rtf:slw:jrc sr PC ATTACHMENT 6

28 WILLMAN 04-RZB-SDP-SPP I. STAFF RECOMMENDATION: A. Recommended Actions: 1. Environmental Documentation: Determine that the environmental analysis is adequate and complete and that the MITIGATED NEGATIVE DECLARATION is appropriate. 2. Rezone: APPROVE based upon the findings listed in Section I.B and subject to the conditions listed in Section IV of this report. 3. Tentative Map: APPROVE based upon the findings listed in Section I.B and subject to the conditions listed in Section V of this report. 4. Special Development Permit: APPROVE the draft report attached to this report. 5. Mitigation Monitoring and Reporting Program: ADOPT. B. Justification: The staff recommendations are based upon the following considerations: 1. The proposed lots will be consistent with the County General Plan and with the Vineyard Springs Comprehensive Plan. 2. The proposed lots will be compatible with the predominant neighborhood pattern of development. 3. Identified environmental effects and suggested mitigation measures have been taken into consideration in the recommended actions and conditions of approval. 4. 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. 5. All required findings as set forth in the State Map Act and the County Land Development Ordinance can be made in the affirmative. RTF:rtf:slw:jrc sr PC ATTACHMENT 6

29 WILLMAN 04-RZB-SDP-SPP C. Land Use Relationships with Adjacent Properties: Existing Land Use Zoning and Community Plan Designations Subject Property Agriculture AR-10, AR-10 (F) North Agriculture AR-10, AR-10 (F) East Agriculture AR-10, AR-10 (F) South Agriculture AG-20, AG-20 (F) West Agriculture AR-10, AR-10 (F) D. Prior Zoning Agreements: None. E. General Plan Designation: Low Density Residential and Recreation. II. PROJECT ANALYSIS: This project is being analyzed in conjunction with the Wildhawk Northeast project (030045) and the Wildhawk Northwest project (030538) that are subject to the same Mitigated Negative Declaration prepared by the Sacramento County Department of Environmental Review and Assessment (DERA). A. Rezone and Affordable Housing Plan: Please refer to analysis contained in Wildhawk Northeast project (030045) to be heard concurrently with this project. B. Tentative Map: The one shortcoming of this project relates to access. The 51 lot map has only one point of public street access. That is via D Way that connects to Wildhawk Northeast. This has been noted as unacceptable by the Development and Surveyor Services Section of the Municipal Services Agency (Tony Santiago). He has requested the developer obtain off-site right-of-way and construct a 40-foot public street as a second point of access. His comments were not included in the Mitigated Negative Declaration prepared for the project and are, therefore, attached to this report. The Planning Department endorses this request and has included it as a Rezone condition below. III. COMMUNITY COUNCIL COMMENTS RECEIVED: A. Community Council: The Vineyard CPAC recommended APPROVAL of the subject project at their July 11, 2006 meeting on a vote of 7-1. RTF:rtf:slw:jrc sr PC ATTACHMENT 6

30 WILLMAN 04-RZB-SDP-SPP IV. RECOMMENDED CONDITIONS - REZONE: 1. Prior to issuance of any building permit pay Zone 40 development fees applicable at the time of building permit issuance in accordance with Sacramento County Water Agency Ordinance No Prior to issuance of any building permit petition FEMA for a Letter of Map Revision pursuant to the Sacramento County Drainage Ordinance and Improvement Standards for any proposed lots or any other alterations within the existing FEMA floodplain. 3. Comply with Chapter of the Sacramento County Code and follow the development fee payment procedures outlined in the Vineyard Fee Program, including any amendments and revisions adopted by the Board of Supervisors. (Although the subject project proposes an RD-7 zoning, the project s density reflects that of an RD-9 zoning. Therefore the Vineyard Fees were calculated based on the actual density). Table 1 shows that an estimated $804,132 in roadway, park improvement, library, transit, and administration development fees would be collected from the proposed project. This translates to an approximate fee of $15,767 per unit for the 51 units. The fee estimate is based upon information in the application and is subject to change based upon the final map and future annual increases and updates to the Vineyard Fee Program. It is important to note that this estimate only includes Vineyard fees estimated below and does not include other fees that will be collected from the project. Table 1 Estimated Development Fees for Proposed Tentative Map Area Vineyard Development Fee Category Roadway $486,408 Transit $61,512 Park Improvement $189,842 Library $35,442 Administration $30,928 Totals $804,132 Proposed Vineyard Fees (RD-7 using RD-9 Rates) 4. Prior to the issuance of any building permit participate in County Service Area No. 10 (CSA 10) for the purpose of funding a variety of Transportation Demand Management (TDM) services to implement an overall TDM strategy that will contribute to the goal of reducing vehicle trips, applicant opposes for the record, PIFFS staff wants to keep. RTF:rtf:slw:jrc sr PC ATTACHMENT 6

31 WILLMAN 04-RZB-SDP-SPP The applicant shall implement the following mitigation in order to reduce construction-related NOx emissions to less-than-significant levels: a. Category 1 Reducing NOx emissions from off-road diesel-powered equipment: The project shall provide a plan for approval by the Department of Environmental Review and Assessment (DERA) and SMAQMD demonstrating that the heavy-duty (> 50 horsepower) off-road vehicles to be used in the construction project, including owned, leased and subcontractor vehicles, will achieve a project wide fleet-average 20 percent NOx reduction and 45 percent particulate reduction compared to the most recent CARB fleet average at time of construction; and The project representative shall submit to DERA and SMAQMD a comprehensive inventory of all off-road construction equipment, equal to or greater than 50 horsepower, that will be used an aggregate of 40 or more hours during any portion of the construction project. The inventory shall include the horsepower rating, engine production year, and projected hours of use or fuel throughput for each piece of equipment. The inventory shall be updated and submitted monthly throughout the duration of the project, except that an inventory shall not be required for any 30-day period in which no construction activity occurs. At least 48 hours prior to the use of subject heavy-duty off-road equipment, the project representative shall provide SMAQMD with the anticipated construction timeline including start date, and name and phone number of the project manager and on-site foreman. b. Category 2 Controlling visible emissions from off-road diesel powered equipment: The project shall ensure that emissions from all off-road diesel powered equipment used on the project site do not exceed 40 percent opacity for more than three minutes in any one hour. Any equipment found to exceed 40 percent opacity (or Ringelmann 2.0) shall be repaired immediately, and DERA and SMAQMD shall be notified within 48 hours of identification of non-compliant equipment. A visual survey of all in-operation equipment shall be made at least weekly, and a monthly summary of the visual survey results shall be submitted throughout the duration of the project, except that the monthly summary shall not be required for any 30-day period in which no construction activity occurs. The monthly summary shall include the quantity and type of vehicles surveyed as well as the dates of each survey. The SMAQMD and/or other officials may conduct periodic site inspections to determine compliance. Nothing in this section shall supersede other SMAQMD or state rules or regulations. RTF:rtf:slw:jrc sr PC ATTACHMENT 6

32 WILLMAN 04-RZB-SDP-SPP For the NOx emissions over the 85 pounds-per-day threshold that remain after application of Mitigation Measure B.2, above, the applicant shall pay to SMAQMD an air quality mitigation fee of $13,600 per ton of NOx over the threshold. The fee shall be paid prior to the approval of improvement plans or the issuance of grading permits. The fee is currently estimated to be $ per acre. 6. To reduce construction-related impacts resulting from PM10 emissions, the applicant shall implement the following measures ( on-site is defined as the area encompassed by Wildhawk Northeast, Wildhawk Northwest and the Willman projects, Control Nos , and ): a. The combined number of bulldozers and scrapers operating on-site simultaneously shall not exceed 18; b. The total number and types of off-road construction equipment operating onsite simultaneously shall be limited to a combined exhaust PM10 emission rate of 1.50 pounds per hour for all equipment. The combined exhaust PM10 emission rate shall be calculated using the form found at the end of Appendix F; c. One of the earthmoving scrapers shall be equipped with a diesel particulate filter certified by ARB to reduce PM10 emissions by 85%; d. Earthmoving activities shall be prohibited between December 20 and January 21, inclusive; e. Earthmoving activities shall be limited to 12 hours per day between April 15 and October 15 inclusive, and to 8 hours per day on all other allowable days; f. On-site soil stockpile volumes shall not exceed 50,000 cubic yards at any one time; and g. Dust emissions from earthmoving, stockpile loading, stockpile wind erosion (during construction hours) and trenching shall be controlled by watering at a sufficient frequency to keep soil moist at all times. 7. The removal of 7 inches dbh of native oak tree shall be compensated for by planting in-kind tree species (either valley oak/quercus Lobata, and/or interior live oak/quercus Wislizenii) equivalent to the dbh inches lost based on the ratios listed below, at locations that are authorized by the Department of Environmental Review and Assessment. RTF:rtf:slw:jrc sr PC ATTACHMENT 6

33 WILLMAN 04-RZB-SDP-SPP Equivalent compensation based on the following ratio is required: one deepot 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 the approval of Improvement Plans or building permits, a Replacement Oak Tree Planting Plan shall be prepared by a certified arborist or licensed landscape architect and shall be submitted to the Environmental Coordinator for approval. The Replacement Oak Tree Planting Plan(s) shall include the following minimum elements: a. Species, size and locations of all replacement plantings; b. Method of irrigation; c. The Sacramento County Standard Tree Planting Detail L-1, including the 10-foot deep boring hole to provide for adequate drainage; d. Planting, irrigation, and maintenance schedules; e. 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 oak trees which do not survive during that period. No replacement tree shall be planted within 15 feet of the driplines of existing oak 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 oak 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), under overhead utility lines, private yards of single family lots (including front yards) and roadway medians. If oak 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. RTF:rtf:slw:jrc sr PC ATTACHMENT 6

34 WILLMAN 04-RZB-SDP-SPP Prior to any grading, grubbing, or excavation within 250 feet of the vernal pools, seasonal wetlands, wet swales or the non-federally jurisdictional pond (VP1-VP40, Non/VP1-Non/VP2, SW1-SW-11, Non/SW1, Non/P1 and WS1-WS5) and prior to construction within 50 feet of all other wetlands on the site (P1), the applicant or owner shall obtain any/all applicable permits from the U.S. Fish and Wildlife Service (USFWS), U.S. Army Corps of Engineers, California Department of Fish and Game and the Central Valley Regional Water Quality Control Board for the proposed modifications to on-site wetlands. The larger buffer of 250 feet can be reduced to 50 feet if the applicant either performs determinate surveys for listed branchiopods that yield negative results, or if the USFWS grants permission for a reduced buffer. In addition, the project applicant or property owner shall comply with General Plan Conservation Element Policy No. CO-96 as it pertains to no net loss of wetlands. If mitigation occurring through the state and federal permitting processes results in less than 1:1 compensation for the loss of wetland habitat, the applicant or owner shall be required to pay to the County of Sacramento an amount based on a rate of $35,000 per acre for the unmitigated/uncompensated wetlands. The payment shall be submitted to the Department of Planning and Community Development and shall be deposited in the Wetlands Restoration Trust Fund. A copy of any required permits and verification of compliance with General Plan Conservation Element Policy No. CO-96 regarding no net loss of wetlands shall be submitted to the Department of Environmental Review and Assessment. No grading, grubbing, or excavation shall be permitted within 50 feet of Gerber Creek except during the dry season (March 1 September 15). The applicant shall also prepare a Revegetation Plan for the Gerber Creek corridor that shall include plans to stabilize the creek channel and associated uplands prior to the onset of the rainy season (September 15) and the planting of native riparian and wetland plants. The Revegetation Plan must be reviewed and approved by the Department of Environmental Review and Assessment. The Revegetation Plan may incorporate temporary stabilization measures such as the use of hydroseeding, jute matting or other accepted Best Management Practices, but shall result in native plant revegetation of the entire disturbed Gerber Creek acreage within three years of the season during which construction in the creek buffer area began. 9. Prior to the approval of Improvement Plans, Building Permits, or recordation of the final map, whichever occurs first, implement one of the following options to mitigate for the project s fair share for the loss of 69.75± acres of Swainson s Hawk foraging habitat as part of the Wildhawk Northeast, Wildhawk Northwest and the Willman projects (Control Nos , and ): RTF:rtf:slw:jrc sr PC ATTACHMENT 6

35 WILLMAN 04-RZB-SDP-SPP The project proponent shall, to the satisfaction of the California Department of Fish and Game, prepare and implement a Swainson s Hawk mitigation plan that will include preservation of Swainson s Hawk foraging habitat. The project proponent shall utilize the land dedication option established in Sacramento County s Swainson s Hawk Impact Mitigation Program (Chapter of the Sacramento County Code). Should the County Board of Supervisors adopt a Swainson s Hawk mitigation policy/program (which may include a mitigation fee payable prior to issuance of building permits) prior to the implementation of one of the measures above, the project proponent may be subject to that program instead. 10. If construction occurs between March 1 and September 15, pre-construction surveys for Swainson's Hawk and other raptor nesting sites shall be conducted by a qualified raptor biologist. If any active nests are located within a half mile of proposed heavy equipment operations or construction activities, the project proponent shall then consult with the California Department of Fish and Game to determine the appropriate course of action to reduce potential impacts upon nesting raptors and to determine under what circumstances equipment operation and construction activities can occur. 11. The applicant shall avoid burrowing owls and their nest sites and habitat during construction. The following measures shall be implemented to reduce impacts to a less-than-significant level: a. Prior to construction activity, a qualified biologist shall conduct focused surveys for burrowing owls where suitable habitat is present on the areas slated for construction. Suitable habitat includes all upland areas that are not developed, and all edge areas (including vegetated berms, levees, and drainage ditches). Surveys shall be conducted no less than 14 days and no more than 30 days prior to commencement of construction activities. Surveys shall be conducted in accordance with DFG protocol (California Department of Fish and Game 1995). b. If no occupied burrows are found in the survey area, a letter report documenting survey methods and findings will be submitted to the County and DFG for review and approval, and no further mitigation is necessary. c. If occupied burrows are found, occupied burrows will be avoided until the owls inhabiting the burrows have been removed and relocated using passive exclusion techniques approved by DFG. RTF:rtf:slw:jrc sr PC ATTACHMENT 6

36 WILLMAN 04-RZB-SDP-SPP d. No occupied burrows will be disturbed during the nesting season (February 1 through August 31) unless a qualified biologist verifies through non-invasive methods that juveniles from the occupied burrows are foraging independently and are capable of independent survival. 12. In order to mitigate potential impacts to the tri-colored blackbird, a qualified biologist shall perform two pre-construction surveys of the project impact area and of areas of appropriate habitat within 100 yards of the site. The surveys shall be done during the months of March and April (one each month) the year of project construction. If tri-color blackbirds are found nesting within the survey area, project construction shall be postponed until fledging of all nestlings (about July 15). If no tri-color blackbirds are found during the pre-construction survey, no further mitigation would be required. If construction occurs outside nesting season and after fledging of all nestlings (July 15), then no surveys would be necessary. 13. Should any cultural resources, such as structural features, unusual amounts of bone or shell, artifacts, human remains, or architectural remains be encountered during any development activities, work shall be suspended and the Department of Environmental Review and Assessment shall be immediately notified at (916) At that time, the Department of Environmental Review and Assessment will coordinate any necessary investigation of the find with appropriate specialists as needed. The project proponent shall be required to implement any mitigation deemed necessary for the protection of the cultural resources. In addition, pursuant to Section of the State Public Resources Code and Section of the State Health and Safety Code, in the event of the discovery of human remains, all work is to stop and the County Coroner shall be immediately notified. If the remains are determined to be Native American, guidelines of the Native American Heritage Commission shall be adhered to in the treatment and disposition of the remains. 14. Comply with the Mitigation Monitoring and Reporting Program (MMRP) for this project as follows: a. The proponent shall comply with the MMRP for this project, including the payment of 100% of the Department of Environmental Review and Assessment staff costs, and the costs of any technical consultant services incurred during implementation of the MMRP. The initial estimate of these costs is $5, If the initial estimate exceeds the actual monitoring costs, the balance shall be refunded to the proponent, and if the actual monitoring costs exceed the initial estimate, the proponent shall be responsible to pay the additional amount. RTF:rtf:slw:jrc sr PC ATTACHMENT 6

37 WILLMAN 04-RZB-SDP-SPP b. Until the MMRP has been recorded and the estimated MMRP fee has been paid, no final parcel map or final subdivision map for the subject property shall be approved; and no encroachment, grading, building, sewer connection, water connection or occupancy permit from Sacramento County shall be approved. 15. Comply with all conditions enumerated in the February 22, 2006 correspondence from the Southgate Recreation and Park District to the County Planning and Community Development Department. Said correspondence shall be incorporated into the subsequent zoning agreement for the project. 16. Prior to the issuance of any building permit, obtain off-site right-of-way (in addition to the proposed D Way connection to Wildhawk Northeast) with a minimum width of 40 feet from the project boundary to a County maintained roadway and install public street improvements pursuant to the Sacramento County Improvement Standards and to the satisfaction of the Municipal Services Agency. V. SUBDIVISION REVIEW COMMITTEE REPORT ON AUGUST 4, 2006, THE SUBDIVISION REVIEW COMMITTEE CONSIDERED THE TECHNICAL ASPECTS OF THE PROPOSED PROJECT. THE COMMITTEE ALSO CONSIDERED THE ENVIRONMENTAL DOCUMENT AND FOUND THE MITIGATED NEGATIVE DECLARATION AS APPROPRIATE. ALTHOUGH THERE ARE MANY DESIGN ALTERNATIVES FEASIBLE ON THE SITE, THE DESIGN, AS SHOWN ON EXHIBIT X (VOTE: 6-0-0), IS TECHNICALLY SATISFACTORY WITH THE ATTACHED CONDITIONS. RECOMMENDED CONDITIONS - TENTATIVE MAP: 1. The development approved by this action is for 51 single family lots and three (3) public/quasi public parcels in substantial compliance with Exhibit X. 2. 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. 3. Provide public water supply facilities to the satisfaction of the Sacramento County Water Agency. RTF:rtf:slw:jrc sr PC ATTACHMENT 6

38 WILLMAN 04-RZB-SDP-SPP Destroy all abandoned wells and septic systems in accordance with the requirements of the Sacramento County Environmental Health Division. Clearly show all abandoned/destroyed wells and septic systems on the improvement plans. Prior to abandoning agricultural wells, use water from wells for grading and construction. 5. Connection to the County Sanitation District-1 (CSD-1) sewer system shall be required to the District s satisfaction and pursuant to the Sacramento County Improvement Standards. 6. Each parcel and each building with a sewage source shall have a separate connection to the CSD-1 sewer system and to the Sacramento County Water Agency. 7. Sewer easements may be required. All sewer easements shall be dedicated to CSD-1 in a form approved by the District Engineer. All CSD-1 sewer easements shall be at least 20 feet in width and ensure continuous access for installation and maintenance. 8. Pay Zone 40 development fees applicable at the time of building permit issuance in accordance with Sacramento County Water Agency Ordinance No Secure an approved sewer study from CSD-1 prior to recordation of the final map or submittal of improvement plans, whichever comes first. 10. Construct on and off-site sewer facilities if required by CSD CSD-1 will provide maintenance only in public rights-of-ways and in minimum 20-foot wide easements dedicated to CSD The trunk and collector sewer system for the project will not be accepted for maintenance and building occupancy will not be granted until the downstream sewer system serving the project is also accepted for maintenance. 13. Provide access arrangements and install working fire hydrants that meet the required fire flow demands pursuant to the requirements of the fire district having jurisdiction prior to any combustible construction. 14. Dedicate right-of-way for the indicated streets, and install public street improvements pursuant to the Sacramento County Improvement standards (C170). Provide on-site or off-site turnaround facilities at the end of C Way and B Way to the statifaction of the Municipal Services Agency. 15. Visibility easements shall be required across Lots 22, 23 and 24 pursuant to the Sacramento County Improvement Standards and to the satisfaction of the Department of Transportation (DOT). RTF:rtf:slw:jrc sr PC ATTACHMENT 6

39 WILLMAN 04-RZB-SDP-SPP Coordinate the proposed street connections with adjacent projects. 17. The final map shall show easements or other mapped provisions for the placement of centralized mail delivery units. Developers will construct a concrete base for placement of the centralized mail delivery unit after construction of curb, gutter and sidewalk. Specifications and location of such base shall be determined pursuant to the applicable requirements of the Postal Service and the Sacramento County Municipal Services Agency, with due consideration of street light location, traffic safety, security and consumer convenience. 18. Provide drainage and floodplain easements and install facilities pursuant to the Sacramento County Floodplain Management Ordinance, Sacramento County Water Agency Code, and Sacramento County Improvement Standards, including any fee required by the Sacramento County Water Agency Code. 19. Off-site drainage easements and improvements shall be provided pursuant to the Sacramento County Floodplain Management Ordinance and the Sacramento County Improvement Standards. 20. Provide Water Resources a preliminary title report and Phase 1 Environmental report for off-site drainage easement right-of-way prior to approval of improvement plans. Provide CLTA title insurance prior to transfer of easement or right-of-way to the County. 21. Petition FEMA for a Letter of Map Revision pursuant to the Sacramento County Drainage Ordinance and Improvement Standards prior to issuance of building permits for any proposed lots or any other alterations within the existing FEMA floodplain. 22. A Conditional Letter of Map Revision, pursuant to the Sacramento County Floodplain Management Ordinance Improvement Standards, must be approved by FEMA prior to approval of improvements for any proposed lots or any other alterations within the existing FEMA floodplain. 23. Construct drainage facilities in accordance with approved drainage master plan to the satisfaction of the Water Resources Department. 24. The project is subject to the Vineyard Springs Supplemental Drainage Fee Plan. 25. Prior to recordation of a final map dedicate land and/or pay in-lieu fees for park purposes pursuant to Chapter 22.40, Title 22 of the Sacramento County Code. 26. Dedicate a standard 12.5-foot public utility easement for underground facilities and appurtenances adjacent to all public street right-of-ways within Lots B and C. RTF:rtf:slw:jrc sr PC ATTACHMENT 6

40 WILLMAN 04-RZB-SDP-SPP Dedicate a standard 10-foot public utility easement for underground facilities and appurtenances adjacent to all public street right-of-ways. 28. A note shall be placed on the final map to the effect that the property is regulated by the requirements of the Sacramento County Tree Preservation Ordinance. 29. Prior to recordation of the Final Map, annex into the County of Sacramento Community Facilities District No (Police Services). 30. Prior to recordation of a Final Map, remove all structures. 31. Comply with all conditions enumerated in the February 22, 2006 correspondence from the Southgate Recreation and Park District to the County Planning and Community Development Department. Said correspondence shall be incorporated into the subsequent zoning agreement for the project. Questions or concerns regarding the Subdivision Review Committee Report can be directed to Charlie Dyer, Committee Secretary, at VI. ATTACHMENTS: A. Draft Special Development Permit B. Exhibits 1. Rezone 2. Vesting Tentative Subdivision Map C. Correspondence 1. Letter from Southgate Recreation and Park District, dated February 22, Memo from Tony Santiago of the Development and Surveyor Services Section of the Municipal Services Agency, dated December 6, 2005 D. CPAC Referral This report was prepared by Dick Fraschetti. 8/4/06 RTF:rtf:slw:jrc sr PC ATTACHMENT 6

41 Department of Community Development Michael J. Penrose, Interim Director Divisions Building Permits & Inspection Code Enforcement County Engineering Economic Development & Marketing Planning & Environmental Review M E M O R A N D U M DATE: July 19, 2016 TO: FROM: Leighann Moffitt Planning Director Catherine Hack Environmental Coordinator SUBJECT: PLNP : Willman Time Extension. Request for a five-year Time Extension for an approved Tentative Subdivision Map ( ) known as Willman Property generally located 1,000± feet south of Gerber Road and 1,500± feet west of Vineyard Road, in the Vineyard Springs Comprehensive Plan area of the Vineyard community. The former Department of Environmental Review and Assessment, pursuant to the regulations of the California Environmental Quality Act (CEQA), prepared a Mitigated Negative Declaration for the Willman Property, Wildhawk Northeast, and Wildhawk Northwest Tentative Subdivision Map projects (Control Number: 03-RZB-SVB-SPP-SDP-0045, 03-RZB-SVB-SDP-SPP-AHS-ABE-0538, 04-RZB- SDP-SPP-0596). The Mitigated Negative Declaration was released on June 16, The document evaluated environmental impacts associated with Air Quality, Drainage/Hydrology, Climate Change, Wetlands, Biological Resources, Culture Resources, Noise Impacts, Traffic and Circulation, Sewer Service, Water Supply, and Infrastructure. On September 5, 2006, the Sacramento County Board of Supervisor s accepted the Mitigated Negative Declaration as adequate and complete. On October 11, 2006 the Board of Supervisors took final action to approve the Rezone, Special Development Permit, and Tentative Subdivision Map for the Willman Property project. The Board also adopted a Mitigation Monitoring and Reporting Program (MMRP) for the Willman Property project (attached). The Willman Property project (04-RZB-SDP-SPP-0596) rezoned approximately 10 acres of land from AR-10 (Agricultural Residential) and AR-10(F) (Agricultural Residential Flood Combining) to RD-7 (Residential, 6.0 acres) and O (Recreation, 4.0 acres). The Tentative Subdivision Map allowed for the division of the approximately 10 acre site into 51 single-family lots, two opens space lots, and one park site. The Special Development Permit allowed for reduced rear yard setbacks, reduced lot sizes, and a density bonus as a result of an Affordable Housing Plan that requires 121 units to be located on a 7.5 acre site northwest of the project (The density bonus/affordable housing component of the project also includes requirements from the Wildhawk Northeast and Wildhawk Northwest projects analyzed under the same Initial Study/Mitigated Negative Declaration) th Street, Room 225 Sacramento, California phone (916) fax (916)