COUNTY OF SACRAMENTO CALIFORNIA ZONING ADMINISTRATOR REPORT

Transcription

1 COUNTY OF SACRAMENTO CALIFORNIA ZONING ADMINISTRATOR REPORT For the Agenda of: May 4, 2016 To: From: Subject: Supervisorial District(s): Zoning Administrator Department of Community Development PLNP Mancera Special Development Permit. Request For A Special Development Permit And A Minor Use Permit At 7332 Watkins Court, Approximately 500 Feet North Of The Intersection Of Judette Avenue And Diana Way In The South Sacramento Community. Applicant: Pedro Mancera; APN: ; Environmental Determination: Exempt. Kennedy Contact: Leanne Mueller, Associate Planner, (916) ; muellerl@saccounty.net Request: 1. A Special Development Permit to allow the proposed onsite accessory structures to deviate from the Zoning Code development standards for accessory structures in in the RD-5 (Residential) zone as follows-- a) Exceed 50 percent of the habitable floor area of the primary residence. b) Exceed the maximum allowable height of 16 feet for proposed garage/workshop. c) Exceed 30 percent of the maximum building coverage for the rear yard. (SZC B. Table 5.10) 2. A Minor Use Permit to allow the existing residential dwelling to exceed four bedrooms as follows-- a) Expansion of the existing residential dwelling from three bedrooms to five bedrooms. b) Greater than 40 percent of the land area between the front lot line and residence to be paved. (SZC A.2. and C.) Applicant/Owner: Pedro Mancera 7332 Watkins Court Sacramento, CA 95828

2 PLNP Mancera Special Development Permit. Request For A Special Development Permit And A Minor Use Permit At 7332 Watkins Court, Approximately 500 Feet North Of The Intersection Of Judette Avenue And Diana Way In The South Sacramento Community. Applicant: Pedro Mancera; APN: ; Environmental Determination: Exempt. Summary of Key Points: This project proposes to allow a new garage/workshop and carport; the total square footage of these building will be 2,966 square feet. The garage/workshop is proposed to be 20 feet tall, exceeding the maximum height of 16 feet for an accessory structure. The existing residential dwelling will be expanded from three to five bedrooms; an addition of 505 square feet. An existing shed, two storage trailers, a carport, woodshed, and two existing bedrooms will be demolished to accommodate the proposed buildings and expansion of the residence. The existing paved area between the front of the residence and the front property line exceeds 40 percent. The South Sacramento Community Planning Advisory Council (CPAC) met on January 20, 2016, and recommended APPROVAL (3 to 0, with no abstentions and 1 member absent). No public comments were received. Recommendation: 1. Recognize the Exempt status of the request under Section New Construction or Conversion of small structures, of the California Environmental Quality Act (CEQA). 2. Approve the requested entitlement for a Special Development Permit, subject to the findings and conditions listed in Exhibit F (Mancera Special Development Permit) of this report. 3. Approve the requested Minor Use Permit, subject to the findings and conditions listed in Exhibit F (Mancera Special Development Permit) of this report. 4. Mitigation Monitoring and Reporting Program: None LLM:llm:gvc PLNP

3 PLNP Mancera Special Development Permit. Request For A Special Development Permit And A Minor Use Permit At 7332 Watkins Court, Approximately 500 Feet North Of The Intersection Of Judette Avenue And Diana Way In The South Sacramento Community. Applicant: Pedro Mancera; APN: ; Environmental Determination: Exempt. MAPS Vicinity Map LLM:llm:gvc PLNP

4 PLNP Mancera Special Development Permit. Request For A Special Development Permit And A Minor Use Permit At 7332 Watkins Court, Approximately 500 Feet North Of The Intersection Of Judette Avenue And Diana Way In The South Sacramento Community. Applicant: Pedro Mancera; APN: ; Environmental Determination: Exempt. Aerial Map LLM:llm:gvc PLNP

5 PLNP Mancera Special Development Permit. Request For A Special Development Permit And A Minor Use Permit At 7332 Watkins Court, Approximately 500 Feet North Of The Intersection Of Judette Avenue And Diana Way In The South Sacramento Community. Applicant: Pedro Mancera; APN: ; Environmental Determination: Exempt. Site Plan LLM:llm:gvc PLNP

6 PLNP Mancera Special Development Permit. Request For A Special Development Permit And A Minor Use Permit At 7332 Watkins Court, Approximately 500 Feet North Of The Intersection Of Judette Avenue And Diana Way In The South Sacramento Community. Applicant: Pedro Mancera; APN: ; Environmental Determination: Exempt. HISTORY/BACKGROUND Historical records show this parcel is Lot 227 of the Kara Tract Unit No. 4 recorded on April 13, Records dating back to 1970 indicate the property was zoned as R-1 A (Single-family Residential). This parcel was included in the rezoning Ordinance (SZC ), adopted in December 1978, and was rezoned to its current designation of Residential 5 (RD-5). On September , a Notice of Violation was issued for construction of an addition to the existing residence and structures in the rear yard without building permits. On October 1, 2015 demolition permits were issued to remove the existing carport and a two bedroom addition to the rear of the existing residence. The demolition permits have not been finalized as of the writing of this report. A building permit for the addition to the residence has been submitted and is ready to issue. There are no prior land use entitlements associated with this parcel. PROJECT DESCRIPTION The applicant is requesting a Special Development Permit to allow a proposed garage/workshop and carport to deviate from the accessory structure development standards. Residential accessory structures are permitted in the RD-5 zone; however the proposed size and height of these structures results in the inability to comply with three of the Zoning Code development standards. A Minor Use Permit is also proposed to allow the existing dwelling to be expanded from three to five bedrooms and to allow greater than 40 percent of the land area between the front lot line and residence to be paved. The subject property is 0.42 acres in size and is located at 7332 Watkins Court in the South Sacramento community. The submitted site and floor plan indicate the existing residence is 1,928 square foot with a 432- square-foot attached garage (excluding the area to be demolished). An addition consisting of two bedrooms and a covered porch, totaling 505 square feet is proposed at the rear of the existing residence. This will replace a two bedroom addition proposed for demolition. When a residence exceeds four bedrooms two additional parking spaces are required by Zoning Code Section I. The existing attached garage will remain and a new garage is proposed providing the required four off-street parking spaces. There are also numerous accessory buildings proposed for demolition; these include a 1,020- square-foot carport, 180- and 132-square-foot sheds, and 377- and 240-square-foot construction trailers. The applicant proposes to replace the above referenced accessory buildings with two structures; a garage/workshop and a carport. The proposed garage/workshop proposes a 1,800- square-foot footprint consisting of a garage, workshop, and small bathroom on the first floor and storage on the second floor. This structure will be 20 feet tall, exceeding the 16-foot height limitation for accessory structures identified in Zoning Code Table A 1,166-square-foot carport is proposed, as well. These structures total 2,966 square feet exceeding 50 percent of the square footage of the residence (964 square feet). Once the proposed 505-square-foot addition to the residence is permitted, 50 percent of the habitable floor area of the residence increases to 1,203 square feet, which is still exceeded by the proposed garage/workshop and carport. Access to the structures will be provided by an existing 11-foot wide concrete driveway located on the east side of the existing residence. LLM:llm:gvc PLNP

7 PLNP Mancera Special Development Permit. Request For A Special Development Permit And A Minor Use Permit At 7332 Watkins Court, Approximately 500 Feet North Of The Intersection Of Judette Avenue And Diana Way In The South Sacramento Community. Applicant: Pedro Mancera; APN: ; Environmental Determination: Exempt. Zoning Code Section C.1.a requires that no more 40 percent of the area between the front lot line of a parcel and the front wall of a primary residence may be paved. Approximately 48 percent of the yard area between the existing residence and the front property line is currently paved; this exceeds the requirement by approximately 193 square feet. This section was added to the Zoning Code when it was adopted in September of 2015 and this paving pre-dates the current Zoning Code standard. However, the applicant is applying for new discretionary entitlements and all deviations from the standards must be addressed. A minor use permit may be issued for alternatives to this requirement. GENERAL PLAN AND COMMUNITY PLAN CONSISTENCY General Plan Consistency Key Policy LU-18 Encourage development that complements the aesthetic style and character of existing development nearby to help build a cohesive identity for the area. Table I General Plan Policy Consistency This project proposes to replace existing structures that were constructed without the necessary permits, or do not meet setbacks with structures whose deviation from standards was approved with the necessary findings and conditions of approval to ensure compatibility with the surrounding area. This parcel has a General Plan designation of Low Density Residential (LDR). The General Plan Policies do not specifically address residential accessory structures; however, this project is consistent with the policy listed above and does not conflict with any General Plan Policies. Community Plan Consistency Table II South Sacramento Community Plan Policy Key Policy Goal One: To achieve a South Sacramento Area Community Plan to ensure that land uses are mutually compatible, functional, healthful and aesthetically pleasing. Consistency The request will permit the development of the subject property with accessory structures whose deviation from Zoning Code Standards was approved with the necessary findings and conditions to ensure compatibility with surrounding land uses. This subject parcel has a Community Plan designation of Residential Density 5 (RD-5). The South Sacramento Community Plan does not specifically address residential accessory structures; however, this project is consistent with the goal listed above and does not conflict with any Community Plan goals or policies LLM:llm:gvc PLNP

8 PLNP Mancera Special Development Permit. Request For A Special Development Permit And A Minor Use Permit At 7332 Watkins Court, Approximately 500 Feet North Of The Intersection Of Judette Avenue And Diana Way In The South Sacramento Community. Applicant: Pedro Mancera; APN: ; Environmental Determination: Exempt. ZONING CODE USE AND DEVELOPMENT STANDARD CONSISTENCY Zoning Code Use Regulations Garage/Workshop and Carport Sacramento Zoning Code Section A provides a list of structures identified as Residential Accessory Structures, this includes workshops and detached garages and carports. Table 3.2 allows general accessory structures as a permitted use in the RD-5 Zoning District, subject to development standards in Section B and Table Pursuant to B deviations from the standards identified in Table 5.10 may be permitted with a Special Development Permit by the Zoning Administrator. Residential Addition Zoning Code Section A.2 states the conversion of any dwelling to more than four bedrooms shall require a minor use permit, subject to the development standards in Section I (required parking spaces) and findings in Section C.2. Front Yard Paving Zoning Code Section C.1.a states no more than 40 percent of the land area between the front lot line and the front wall of the primary dwelling may be paved or used for vehicle parking. A Minor Use Permit may be issued for alternatives to this requirement, in this case allowing the additional paved area. Zoning Code Development Standards Consistency A Special Development Permit is being requested to deviate from Zoning Code Table 5.10 Development Standards for Accessory Structures in residential zoning districts. Particularly, deviations from three standards are necessary and discussed in Table III. Maximum Lot Area: Table III Residential Accessory Structure Development Standards Requirement: The area of all accessory structures on a single parcel, except residential accessory dwellings and swimming pools, shall not exceed 50 percent of the habitable floor area of the primary residential dwelling on the parcel. Requested Deviation: The primary building s habitable floor area is 1,928 square feet, while the total square footage of the accessory structures is 2,966 square feet. This is over the 50 percent limitation at 153 percent. Justification: The applicant indicates he collects cars and he is planning on starting woodworking as a hobby in his retirement. The structures will be used to store and work on cars and for building furniture. The proposed structures will be utilized to store a car collection, tools and equipment currently stored in a carport, two storage trailers, and two sheds totaling approximately 2,000 square feet. These structures will be removed and replaced with a carport and garage/workshop meeting required setbacks. This is an increase of approximately 900 square feet. Additionally, this parcel is much larger than a typical RD-5 lot and the existing lots in the vicinity, resulting in the primary residence and the accessory structure s building coverage only taking up 29 percent of the parcel, leaving sufficient open space. LLM:llm:gvc PLNP

9 PLNP Mancera Special Development Permit. Request For A Special Development Permit And A Minor Use Permit At 7332 Watkins Court, Approximately 500 Feet North Of The Intersection Of Judette Avenue And Diana Way In The South Sacramento Community. Applicant: Pedro Mancera; APN: ; Environmental Determination: Exempt. Height: Requirement: 16 Feet Requested Deviation: 20.3 Feet Justification: The accessory structure s height is justifiable because it meets the required setback for accessory structures (three feet). Additionally, the structure will be located approximately 55 and 90 feet from the rear of residences to the north whose rear yards abut the subject parcel. Therefore, it does not adversely affect the adjoining properties. Maximum Building Coverage: Requirement: 30 percent of rear yard Requested Deviation: The rear yard area is identified by Zoning Code Table 5.7 is approximately 4,000 square feet and the square footage of the proposed structures is 2,966 square feet, exceeding 30 percent of the rear yard at 74 percent coverage. Justification: The minimum parcel size in the RD-5 zoning district is 5,200 square feet. The subject parcel is 18,295 square feet, exceeding the minimum lot size by greater than 13,000 square feet. The area behind the existing residence is approximately 8,100 square feet. The proposed accessory structures will comprise approximately 37 percent of this area. There is sufficient area to allow the maneuvering of vehicles to the carport and garage/workshop. DESIGN GUIDELINE CONSISTENCY This project is not subject to the Design Review Standards pursuant to Zoning Code Section A. LAND USE AND NEIGHBORHOOD COMPATIBILITY Table IV identifies the existing land uses, zone districts, and South Sacramento Community Plan (Community Plan) designations for the project site and surrounding properties. Subject Property Table IV Existing Land Uses, Zone Districts, and Community Plan Designations Zoning and Community Plan Existing Land Use Designations Single-family Residence and accessory structures. North Single-family Residence and accessory structures. RD-5 South Single-family Residence and accessory structures (across Watkins Court). Residential 5/Residential Density 5(RD-5) RD-5 East Single-family Residence and accessory structures RD-5 West Apartment complex/residential Care Facility Multiple Family Residential 20/Residential Density 20 (RD-20) LLM:llm:gvc PLNP

10 PLNP Mancera Special Development Permit. Request For A Special Development Permit And A Minor Use Permit At 7332 Watkins Court, Approximately 500 Feet North Of The Intersection Of Judette Avenue And Diana Way In The South Sacramento Community. Applicant: Pedro Mancera; APN: ; Environmental Determination: Exempt. Land Use Compatibility This subject property is located in the RD-5 zoning district. Sacramento County Zoning Code Table 3.2 allows general accessory structures as a permitted use in the RD-5 Zoning District, subject to development standards in Section B and Table A Special Development Permit is required because the accessory structures are proposed to deviate from these standards. Residential accessory structures such as garages, carports, and other structures are common to residential areas and are considered compatible and ancillary to existing residences as a primary use. A two-bedroom addition to the existing residence is also proposed; as this results in more than four bedrooms, a Minor Use Permit pursuant to Zoning Code Section A.2. is required, in part to ensure the residence will not become a boardinghouse. The square footage of the residence will increase by 505 square feet, increasing to 2,433 square feet, which is not an uncommon size for a residence in the RD-5 zoning district. Zoning Code Section C.1.a is required to ensure the entirety of a residence s front yard is not paved and utilized for parking. While greater than 40 percent of the front yard area is paved, this residence is setback 30 feet from the front property line at the closest point. Approximately 1,170 square feet of the overall area is paved while 1,244 square feet remain unpaved and are landscaped with a tree and grass. This leaves a significant portion of the front area of this parcel unpaved. Neighborhood Compatibility This subject parcel is zoned RD-5 and located on a cul-de sac shared with five other parcels. The parcel is developed with a single-family residence and numerous accessory structures. Additionally, the rear yards of four other parcels abut the rear and east property line of this parcel. The portion of the west side yard where the proposed carport will be located abuts a property in the RD-20 zoning district developed with an apartment complex. The surrounding area consists of RD-5 and RD-20 parcels developed with single-family residences and apartment complexes. The RD-5 zoned properties in the surrounding area are approximately one-quarter acre in size and are all developed with single family residences and accessory structures. At approximately 0.44-acres in size the subject parcel is one of the largest in the vicinity. The adjacent RD-20 zoned properties are approximately 0.87 to 2.73 acres in size and are developed with apartment complexes and a residential care facility. Accessory structures are not out of character with the surrounding area. A review of aerial photos indicates the adjoining parcels are all developed with at least one accessory structure. ENVIRONMENTAL DETERMINATION This project is determined to be Exempt from the California Environmental Quality Act under Section New Construction or Conversion of small structures. LLM:llm:gvc PLNP

11 PLNP Mancera Special Development Permit. Request For A Special Development Permit And A Minor Use Permit At 7332 Watkins Court, Approximately 500 Feet North Of The Intersection Of Judette Avenue And Diana Way In The South Sacramento Community. Applicant: Pedro Mancera; APN: ; Environmental Determination: Exempt. 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 County s standard CPAC outreach plan and noticing was utilized for this project. No comments regarding this project were received from the public. Community Planning Advisory Council (CPAC) Review This project was reviewed by the South Sacramento Community Planning Advisory Council (CPAC) on January 20, The CPAC recommended Approval (3 to 0, with no abstentions and 1 member absent). No public comments were received regarding this application and the CPAC did not state any concerns with the proposed project. OVERALL PROJECT ANALYSIS The proposal is consistent with the General Plan and the South Sacramento Community Plan. The Special Development Permit and Minor Use Permit are justifiable because at 18,295 square feet this parcel is significantly larger than the minimum parcel size requirement for RD-5 zoned lots (5,200 square feet). Additionally, with the demolition of the existing carport, sheds, and storage trailers a more organized and aesthetically pleasing development of this property results. With approval of the Special Development Permit and Minor Use permit it will also be consistent with the Sacramento County development standards for residential accessory structures, residences with greater than four bedrooms, and paved area in the front yard. For these reasons, staff recommends Approval of this proposal, based on the Finding and Conditions of Approval in Exhibit A of this staff report. ATTACHMENTS ATT 1 - CPAC Referral EXHIBITS EXH A - Recommended Findings and Conditions of Approval EXH B - Overall Site Plan EXH C - Residence Elevations EXH D - Garage Elevations EXH E - Carport Elevations EXH F - Special Development Permit ENV DOC - CEQA Notice of Exemption LLM:llm:gvc PLNP

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13 ZA ATTACHMENT 1

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15 EXHIBIT A FINDINGS AND CONDITIONS OF APPROVAL PLNP (MANCERA SPECIAL DEVELOPMENT PERMIT) Request for a Special Development Permit to allow proposed onsite accessory structures to deviate from the Zoning Code development standards for accessory structures in residential zoning districts and a Minor Use Permit to allow the existing residential dwelling to exceed four bedrooms, located at 7332 Watkins Court, in the South Sacramento community. Recommended Findings: considerations: The staff recommendations are based upon the following 1. The request is consistent with the County General Plan Map (General Plan Designation of Low Density Residential) and Text in that no policy conflicts have been identified and this project is consistent with Policy and LU The request is consistent with the South Sacramento Community Plan Map and Text, in that the proposed land uses are mutually compatible, functional, healthful and aesthetically pleasing. 3. The proposed project will conform to applicable Zoning Code regulations with the exception of height, size, and rear yard coverage requirements for accessory structures. Deviations from these development standards are permitted with approval of this Special Development Permit. 4. The residential addition will conform to applicable Zoning Code regulations identified in Zoning Code Section A The Special Development Permit to deviate from the height, size, and rear yard coverage requirements for accessory structures is justified by the project design because this parcel is significantly larger than the minimum parcel size for the RD-5 zoning district and the accessory buildings are a sufficient distance from residences on adjacent parcels. 6. This Minor Use Permit will not maximize the potential use of the property for rental use in a boardinghouse configuration compared to floor plan layouts of a typical single-family residence. The existing residence will continue to utilize the existing two car garage and an additional garage capable of holding at least two cars is also proposed as part of this project, meeting the requirements of Zoning Code Section 5.4.2I. The additional bedrooms will be added to the rear of the existing residence and no conversion of common area is proposed. 7. 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. No neighbors have expressed concerns with this project, and the South Sacramento CPAC recommended Approval (3-0 with one member absent) of the project. 8. Staff has identified no effects from the proposal which will be materially detrimental to the environment or to the health, safety, or general welfare of the residents of the development and the County. 1

16 Recommended Conditions: Any approval of the Special Development Permit and Minor Use Permit shall be subject to the following conditions: Entitlement Expiration: 1. This action does not relieve the applicant of the obligation to comply with all ordinances, statutes, regulations and procedures. Any required subsequent procedural actions shall take place within 36 months of the date on which the permit became effective or this action shall automatically be null and void. Unless otherwise indicated, all conditions of approval shall be implemented prior to or concurrent with the issuance of building permits or approval of improvement plans, whichever occurs first. (Sacramento County Community Development Department, Planning and Environmental Review Division) Prior to Issuance of a Building Permit: 2. Prior to Issuance of a Building Permit: A licensed land surveyor will need to provide a survey report which identifies the location of the north and west property lines of the subject parcel. Said report shall be submitted to the County Surveyor for approval prior to the issuing of the building permit. Note: A Record of Survey map or Corner Record may be required to locate said property lines. (Sacramento County Community Development Department, Survey Section) 3. Prior to Issuance of a Building Permit: Each lot and each building with a sewage source shall have a separate connection to the SASD s 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 onsite sewer line or SASD public sewer line. (Sacramento Area Sewer District) 4. Prior to Issuance of a Building Permit: Expansion of this property may require payment of sewer impact fees to both SASD and SRCSD, in accordance with each District s Ordinances. Applicant should contact Permit Services Unit at (916) for sewer impact fee information. (Sacramento Area Sewer District) Ongoing Measures: 5. As an Ongoing Measure: The final development plans shall be in substantial compliance with Exhibit 1-5 (Site Plan and Elevations). (Sacramento County Community Development Department, Planning and Environmental Review Division) 6. As an Ongoing Measure: The existing building is currently connected to public sewer. Sewer service shall continue to be provided by SASD infrastructure to the existing sewer service lateral. Required modifications, if any, shall be to the satisfaction of SASD. SASD Design Standards apply to any sewer construction and/or modification. (Sacramento Area Sewer District) 7. As an Ongoing Measure: No one shall reside in the garage/workshop, unless a Use Permit for an accessory dwelling is applied for and issued by Sacramento County. (Sacramento County Community Development Department, Planning and Environmental Review Division) LLM PLNP

17 Advisory Measures: 8. As an Advisory Measure: It is highly recommended that specific requirements for your project be obtained from the Fire District during the pre-construction planning stage. Specific requirements for bridges, fire hydrants, entry gates, and access roadways must be clearly understood and complied with. It is advisable to schedule a design review conference with the Fire District to provide any necessary requirement clarification. (Sacramento Metropolitan Fire District) 9. As an Advisory Measure: The applicant shall obtain all necessary permits from the Sacramento Metropolitan Air Quality Management District (SMAQMD) for demolition of existing structures and construction of proposed structures. (Sacramento Metropolitan Air Quality Management District) LLM PLNP

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19 ZA EXHIBIT B

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21 ZA EXHIBIT C

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25 ZA EXHIBIT E

26 SPECIAL DEVELOPMENT PERMIT Sacramento County Office of the Department of Community Development Planning & Environmental Review 827 Seventh Street Sacramento, California May 4, 2016 Assessor's Parcel No.: Control No.: PLNP Zoned: RD-5 (Residential) APPLICANT/OWNER: Pedro Mancera 7332 Watkins Court Sacramento, CA ACTION: ON WEDNESDAY, MAY 4, 2016, THE ZONING ADMINISTRATOR APPROVED A SPECIAL DEVELOPMENT PERMIT WITH CONDITIONS TO ALLOW THE FOLLOWING ALTERNATIVE DEVELOPMENT STANDARDS: A. Allow the total square footage of accessory structures to be 2,966 square feet, which is over the 50 percent of the primary building s habitable floor area limitation. B. Allow the height of the garage/workshop to be 20.3 feet, which is over the 16-foot limitation. C. Allow the total accessory structure coverage to exceed 30 percent of the maximum building coverage for the rear yard. ATTACHMENTS THAT DEMONSTRATE ALTERNATIVE DEVELOPMENT STANDARDS: Site Plan (Exhibit 1 ) and Elevations (Exhibit 2 and 3 ) PROPERTY LOCATION: Sacramento community. The property is located at 7332 Watkins Court, in the South ENVIRONMENTAL DETERMINATION: The Zoning Administrator recognized the EXEMPT status of the request under Section (New Construction or Conversion of Small Structures). FINDINGS AND CONDITIONS OF APPROVAL: See Page 3 and 4. Note: Appeal of this action may be made in writing, including a filing fee of $3,935.00, to the Secretary of the Board of Zoning Appeals within 10 calendar days of the date of hearing and pursuant to Title I, Chapter 15, Article 3 of the Zoning Code of Sacramento County. The Secretary of the Board of Zoning Appeals is located at 700 H Street, Room 2450, Sacramento, California For verification of fees for filing an appeal or further information contact Planning & Environmental Review at or the Board of Zoning Appeals at ZA EXHIBIT F

27 7332 WATKINS COURT PLNP This action does not relieve the applicant of the obligation to comply with all ordinances, statutes, regulations and procedures. All costs incurred by the County to enforce the conditions listed in this permit shall be the responsibility of the permit holder and/or property owner. The above use will not be conducted to constitute either a public or private nuisance. Violation of any of the foregoing conditions will constitute grounds for revocation of this permit. Building permits are required in the event any construction is planned. A special development permit, if not used for the purpose for which it was granted, shall lapse and shall become void three years following the date on which the permit became effective, unless by condition of the permit a greater time is allowed, or upon the expiration date of a valid building permit obtained after the grant of the special development permit, whichever date is last to occur. MANUEL MEJIA ZONING ADMINISTRATOR LLM:llm:gvc sp PLNP

28 7332 WATKINS COURT PLNP CONDITIONS OF APPROVAL: Entitlement Expiration: 1. This action does not relieve the applicant of the obligation to comply with all ordinances, statutes, regulations and procedures. Any required subsequent procedural actions shall take place within 36 months of the date on which the permit became effective or this action shall automatically be null and void. Unless otherwise indicated, all conditions of approval shall be implemented prior to or concurrent with the issuance of building permits or approval of improvement plans, whichever occurs first. (Sacramento County Community Development Department, Planning and Environmental Review Division) Prior to Issuance of a Building Permit: 2. Prior to Issuance of a Building Permit: A licensed land surveyor will need to provide a survey report which identifies the location of the north and west property lines of the subject parcel. Said report shall be submitted to the County Surveyor for approval prior to the issuing of the building permit. Note: A Record of Survey map or Corner Record may be required to locate said property lines. (Sacramento County Community Development Department, Survey Section) 3. Prior to Issuance of a Building Permit: Each lot and each building with a sewage source shall have a separate connection to the SASD s 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 SASD public sewer line. (Sacramento Area Sewer District) 4. Prior to Issuance of a Building Permit: Expansion of this property may require payment of sewer impact fees to both SASD and SRCSD, in accordance with each District s Ordinances. Applicant should contact Permit Services Unit at (916) for sewer impact fee information. (Sacramento Area Sewer District) Ongoing Measures: 5. As an Ongoing Measure: The final development plans shall be in substantial compliance with Exhibit 1-5 (Site Plan and Elevations). (Sacramento County Community Development Department, Planning and Environmental Review Division) 6. As an Ongoing Measure: The existing building is currently connected to public sewer. Sewer service shall continue to be provided by SASD infrastructure to the existing sewer service lateral. Required modifications, if any, shall be to the satisfaction of SASD. SASD Design Standards apply to any sewer construction and/or modification. (Sacramento Area Sewer District) 7. As an Ongoing Measure: No one shall reside in the garage/workshop, unless a Use Permit for an accessory dwelling is applied for and issued by Sacramento County. (Sacramento County Community Development Department, Planning and Environmental Review Division) Advisory Measures: 8. As an Advisory Measure: It is highly recommended that specific requirements for your project be obtained from the Fire District during the pre-construction planning stage. Specific LLM:llm:gvc sp PLNP

29 7332 WATKINS COURT PLNP requirements for bridges, fire hydrants, entry gates, and access roadways must be clearly understood and complied with. It is advisable to schedule a design review conference with the Fire District to provide any necessary requirement clarification. (Sacramento Metropolitan Fire District) 9. As an Advisory Measure: The applicant shall obtain all necessary permits from the Sacramento Metropolitan Air Quality Management District (SMAQMD) for demolition of existing structures and construction of proposed structures. (Sacramento Metropolitan Air Quality Management District) FINDINGS: 1. The request is consistent with the County General Plan Map (General Plan Designation of Low Density Residential) and Text in that no policy conflicts have been identified and this project is consistent with Policy and LU The request is consistent with the South Sacramento Community Plan Map and Text, in that the proposed land uses are mutually compatible, functional, healthful and aesthetically pleasing. 3. The proposed project will conform to applicable Zoning Code regulations with the exception of height, size, and rear yard coverage requirements for accessory structures. Deviations from these development standards are permitted with approval of this Special Development Permit. 4. The Special Development Permit to deviate from the height, size, and rear yard coverage requirements for accessory structures is justified by the project design because this parcel is significantly larger than the minimum parcel size for the RD-5 zoning district and the accessory buildings are a sufficient distance from residences on adjacent parcels. 5. Staff has identified no effects from the proposal which would result in a significant detrimental impact on adjoining or neighboring properties if the conditions, as recommended by staff, are adopted. No neighbors have expressed concerns with this project, and the South Sacramento CPAC recommended Approval (3-0 with one member absent) of the project. 6. Staff has identified no effects from the proposal which will be materially detrimental to the environment or to the health, safety, or general welfare of the residents of the development and the County. ### LLM:llm:gvc sp PLNP

30 7332 WATKINS COURT PLNP Exhibit 1 Site Plan LLM:llm:gvc sp PLNP

31 7332 WATKINS COURT PLNP Exhibit 2 Garage/Workshop Elevations LLM:llm:gvc sp PLNP

32 7332 WATKINS COURT PLNP Exhibit 3 Carport Elevations LLM:llm:gvc sp PLNP

33 RECORDING REQUESTED WHEN RECORDED MAIL TO: County of Sacramento Department of Community Development Planning and Environmental Review Division 827 Seventh Street, Room 225 Sacramento, CA CONTACT PERSON: Catherine Hack TELEPHONE: (916) SPACE ABOVE RESERVED FOR RECORDER S USE NOTICE OF EXEMPTION Project Title: MANCERA SPECIAL DEVELOPMENT PERMIT Control Number: PLNP Project Location: The property is located at 7332 Watkins Court, approximately 500 feet north of the intersection of Judette Avenue and Diana Way in the South Sacramento community. APN: Description of Project: A Special Development Permit to allow the total square footage of all onsite accessory structures to exceed 50% of the habitable floor area of the primary residence; and to allow one of the accessory structures to exceed the maximum allowable height of 16 feet. (SCZC B. Table 5.10) A Minor Use Permit to allow the expansion of the existing residential dwelling from three bedrooms to five bedrooms. (SCZC A.2.) Name of public agency approving project: Sacramento County Name of person or agency carrying out project: Pedro Mancera Exempt Status: CATEGORICAL EXEMPTION NEW CONSTRUCTION OR CONVERSION OF SMALL STRUCTURES Reasons why project is exempt: The project is requesting to construct accessory structures on a residentially zoned parcel not to exceed the legal amount of structures allowed on a property with the granting of the special development permit, and is therefore exempt from the provisions of CEQA. [Original Signature on File] Catherine Hack ENVIRONMENTAL COORDINATOR OF SACRAMENTO COUNTY, STATE OF CALIFORNIA Copy To: County of Sacramento County Clerk 600 Eighth Street, Room 101 Sacramento, CA OPR: State Clearinghouse 1400 Tenth Street Sacramento, CA Document Released 12/1/15 ENV DOC