REPORT TO PLANNING AND DESIGN COMMISSION City of Sacramento

Transcription

1 REPORT TO PLANNING AND DESIGN COMMISSION City of Sacramento 915 I Street, Sacramento, CA PUBLIC HEARING December 10, 2015 To: Members of the Planning and Design Commission Subject: Westshore Village Q (P15-020) A request to subdivide and develop twenty-one (21) single-unit dwellings on 2.5± acres in the Multi-Unit Dwelling zone within the Natomas Central Planned Unit Development (R-3-PUD). A. Environmental Determination: Previously Adopted Mitigated Negative Declaration; B. Mitigation Monitoring Plan: Previously Adopted Mitigation Monitoring Plan; C. PUD Schematic Plan Amendment to the Natomas Central Planned Unit Development; D. PUD Guidelines Amendment to the Natomas Central Planned Unit Development; E. Tentative Map to subdivide 2.5 ± acres into 21 single-unit dwelling lots, one private street, one landscape lot, and three private alley lots in the R- 3-PUD zone; F. Site Plan and Design Review with deviations for the tentative map and for five models of single-unit dwellings with three elevations each for a total of 21 single-unit dwellings Location/Council District: Northeast corner of the intersection of Natomas Central Drive and Baffin Bay Court Assessor s Parcel Number: Council District: 1 1

2 Vicinity Map 2

3 Recommendation: Staff recommends the Planning and Design Commission approve the project based on the findings and subject to the conditions listed in Attachment 1. The Commission has final approval authority over items A-F above, and its decision is appealable to City Council. At the time of writing this report, staff is not aware of any opposition to the project and the item is considered to be non-controversial. Contact: Arwen Wacht, Associate Planner, (916) , Lindsey Alagozian, Senior Planner, (916) , Luis Sanchez, AIA, LEED AP, Senior Architect, (916) , Applicant: Roger Hatch, K. Hovnanian Homes, (916) , 1375 Exposition Boulevard, Suite 102, Sacramento, CA Owner: K. Hovnanian Forecast Homes Northern, LLC. & K. Hovnanian at Westshore, LLC., (916) , 1375 Exposition Boulevard, Sacramento, CA (members of the LLC include: Mike Wyatt, George Cannon, Jack McSweeney, Emanuel Satingin, Patrick Saumure, and Roger Hatch) Engineer: Wood Rodgers, (916) , 3301 C Street, Bldg. 100-B, Sacramento, CA Architect: KTGY Group Inc., Architecture + Planning, (510) , 580 Second Street, Suite 200, Oakland, CA Summary: The applicant is requesting entitlements to allow the development of a market rate, single-unit dwelling subdivision on 2.5± acres in the Multi-Unit Dwelling zone within the Natomas Central Planned Unit Development (R-3-PUD). The site was previously approved for the development of 20 cottage-type single-unit dwellings (P06-049). The applicant is now proposing to subdivide the property and construct two and three-story detached single-unit dwellings that will obtain access from private common alley lots or from Baffin Bay Court. Table 1: Project Information General Plan designation: Suburban Neighborhood High Density du/na Existing zoning of site: R-3-PUD, Multi-Unit Dwelling Zone within the Natomas Central Planned Unit Development Existing use of site: Vacant Property area: Approximately 2.5 acres Proposed density: Approximately 18.7 dwelling units per net acre (as averaged with the adjacent site, 189 units / 10.1 acres) Background Information: On October 13, 2005, the Planning Commission held a public hearing for the Natomas Central Planned Unit Development (PUD) project (P04-173). The Planning Commission recommended approval and forwarded several items to the City Council including: Development Agreement, Inclusionary Housing Plan, General Plan Amendment, Community Plan Amendment, Rezone, and Establishment of 3

4 the PUD. The Planning Commission also approved several other entitlements, including the Mitigated Negative Declaration, Mitigation Monitoring Plan, tentative map, and several subdivision modifications. The Planning Commission denied a special permit to provide vehicular gates at the age-restricted portion of the PUD, which was one-third of the overall PUD area and located in the northwest portion of the project (including this project site). The City Council later approved the overall project on October 25, 2005, and granted the applicant s appeal of the denial of the special permit to allow a senior gated community. With this approval (P04-173), this site (with the property to the north) was designated for high density residential uses on 10.1 acres (162 units). The property to the north was developed with a 168 unit multi-unit dwelling / apartment complex on 6.5± acres (P05-212). The developer later submitted an application (P06-049) for four (4) different house plans for 20 single-unit dwellings on 2.5± acres. Due to the flood zone change in the Natomas area, the downturn in the economy, and changes in the housing market, the applicant is now requesting to remap the remaining acreage for two and three-story detached single-unit dwellings with attached garages instead of two-story single-unit dwellings with detached garages. Figure 1: Aerial of Current Development Public/Neighborhood Outreach and Comments: The project was routed to the North Natomas Community Association, Natomas Community Association, Westlake Master Association, Natomas Chamber of Commerce, Witter Ranch Community Alliance, Environmental Council of Sacramento, Sacramento Area Bicycle Advocates, and WalkSacramento. The site was posted more than 10 days prior to the hearing and public notices for this hearing were mailed to property owners within 300 feet of the subject site. Staff received comments from North Natomas Transportation Management Association (NNTMA) which are addressed in subsequent sections of the staff report. 4

5 Figure 2: Portion of the Proposed Site Plan Exhibit Environmental Considerations: California Environmental Quality Act (CEQA): Westshore is the commercial / development name for a portion of the originally approved Natomas Central Planned Unit Development (PUD) (P04-173). On October 25, 2005, the City Council approved the Mitigated Negative Declaration and adopted the Mitigation Monitoring Plan for the Natomas Central Planned Unit Development (P04-173) under Resolution Environmental Planning Services Division has reviewed the project and has determined that the proposed project was originally analyzed as a part of the Natomas Central PUD Mitigated Negative Declaration and no new information is known that would trigger additional environmental analysis. Section of the California Environmental Quality Act Guidelines provides that an additional environmental document shall not be prepared unless on the basis of substantial evidence: (1) subsequent changes are proposed in the project that will require major revisions of the previous environmental document due to new significant environmental effects or a substantial increase in the severity of previously identified significant effects; (2) substantial changes occur with respect to the circumstances under which the project is undertaken that will require major revisions of the previous environmental document due to new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or (3) new information of substantial importance to the project becomes known that shows the project will have one or more significant effects not discussed in the previous negative declaration. None of these criteria apply here. A Mitigation Monitoring Plan was prepared for the mitigation measures identified in the previous Negative Declaration. The applicant shall comply with the Mitigation 5

6 Monitoring Plan, which is applicable to the proposed project. The approved Initial Study/Mitigated Negative Declaration and Mitigation Monitoring Plan can be found online at: %20Impact%20Reports/FINAL%20Draft%20NC%20CEQA%20MND%20for%20recircul ation%202005%2009%2012%20with%20figures.pdf and %20Impact%20Reports/ NDMMP.pdf Policy Considerations: General Plan: The 2035 General Plan designates the subject site as Suburban Neighborhood High Density. The Suburban Neighborhood High Density designation provides for single-use multifamily housing and predominantly residential mixed-use development in areas served by major transportation routes and facilities, and near major shopping areas, including the following: Multifamily dwellings (e.g., apartments and condominiums); Mixed-use neighborhood-serving commercial; and Compatible public, quasi-public, and special uses. Suburban Neighborhood High Density development standards have a minimum density of 15.0 units per net acre and a maximum density of 30.0 units per net acre. With the existing 168 unit apartment complex and the proposed 21 single-unit dwellings, this high density residential portion of the property meets the density requirements by providing 18.7 dwelling units per net acre. In addition to the proposal s consistency with the 2035 General Plan designation of Suburban Neighborhood High Density, the proposed project is consistent with the following General Plan goals and policies: Suburban Residential Urban Form Guidelines: Predominately single-family residential scale Building heights generally ranging from one to three stories Neighborhood parks within walking distance of local residents A range of housing types and designs consistent with existing forms and patterns LU 1.1 Growth and Change. Support sustainable growth and change through orderly and well-planned development that provides for the needs of existing and future residents and businesses, ensures the effective and equitable provision of public services, and makes efficient use of land and infrastructure. LU Complete and Well-Structured Neighborhoods. The City shall promote the design of complete and well-structured neighborhoods whose physical layout and land use mix promote walking to services, biking, and transit use; foster community pride; enhance neighborhood identity; ensure public safety; are familyfriendly and address the needs of all ages and abilities. 6

7 LU 2.6 City Sustained and Renewed. Promote sustainable development and land use practices in both new development, reuse, and reinvestment that provide for the transformation of Sacramento into a sustainable urban city while preserving choices (e.g., where to live, work, and recreate) for future generations. H Compatibility with Single Family Neighborhoods. The City shall encourage a variety of housing types and sizes to diversify, yet maintain compatibility with, single-family neighborhoods. North Natomas Community Plan NN.LU 1.7 Neighborhoods-Open Space. The City shall ensure that at least 80 percent of the dwelling units are within 880 feet of open space (e.g., accessible public and private parks and parkways, drainage corridors, agricultural buffers, golf courses, lakes and other open space opportunities). The 880-foot access standard is calculated based on actual walking routes rather than radius. NN.LU 1.8 Balance of Residential Densities in Each Neighborhood. The City shall strive for a balance of residential densities in each neighborhood. Neighborhoods located within close proximity to transit and Town Center shall provide a higher overall density than those on the perimeter of the community. The medium-density residential can be used as a linchpin to help balance the neighborhood. For example, in a neighborhood with primarily low-density, the medium-density should be designed to reflect a higher density type (i.e., more retail opportunities, smaller lots, etc.). In a higher density neighborhood the mediumdensity product type would reflect the low-density types (i.e., ownership opportunities and larger lots). NN.LU 1.9 Housing Type Diversity. To provide housing for the wide range of residents in the North Natomas Community, the City shall ensure residential developers provide a variety of housing types in each neighborhood. As a guideline to ensure variety of housing types, the maximum percentage of any dominant housing type should be 85 percent and the minimum of any minor housing type should be 5 percent. Residential developers are encouraged to be innovative and responsive to the changing lifestyles of future residents and trends toward transit, telecommuting, zero-emission vehicles, and others. The project, as proposed, would still provide future residents in the area another option for a for-sale single-unit dwelling unit in the Natomas area. The proposal makes efficient use of the existing site layout, while providing an attractive option for future residents with a two and three-story design and an attached garage for each unit. Staff believes the proposal is consistent with the intent of the Suburban Neighborhood High Density and overall General Plan and North Natomas Community Plan policies. Natomas Central Planned Unit Development (PUD): The Natomas Central Planned Unit Development (PUD) guidelines and schematic plan were established in 2005 (P04-173). With this approval, this site (with the property to the north) was designated for 7

8 high density residential uses on 10.1 acres (162 units). The property to the north was developed with a 168 unit multi-unit dwelling / apartment complex on 6.5± acres (P05-212). The applicant is now requesting to develop the remaining acreage with 21 detached single-unit dwellings. With the existing 168 unit apartment complex and the proposed 21 single-unit dwellings, this portion of land will exceed the originally designated 162 units by more than 10% (16%), therefore the proposal requires a PUD Schematic Plan Amendment (see Exhibit 1A). The applicant is also proposing to add specific development standards in the Natomas Central PUD guidelines for the proposed detached single-unit dwellings specific to setbacks, lot coverage, and paving in the front setback (see Exhibit 1B). Project Design: Tentative Map Map Design: The tentative map will subdivide the 2.5± acre site into 21 single-unit dwelling lots, one private street lot, one landscape lot, and three private alley lots. The density of the development is 10.5 units per net acre, which is consistent with the R-3 zone. The proposed lots do not meet the minimum lot depth requirement of 80 and one lot does not meet the minimum width requirement for corner lots of 38 ; therefore the developer is requesting a Site Plan and Design Review Deviation which is addressed in a subsequent section of this staff report. Vehicular Circulation and Parking: Natomas Central Drive is a two-lane separated roadway. Access to the site from Natomas Central Drive is provided through Palma Harbour Place (two-lane private street) and Baffin Bay Court (two-lane public cul-desac). Two of the lots (Lots 1 and 2) will obtain access from Baffin Bay Court. One lot (Lot 3) will obtain access directly off of Palma Harbour Place, while the other eighteen lots will obtain access from private alley lots off of Palma Harbour Place. The proposal meets and exceeds the minimum required parking spaces for this proposal. Pedestrian Circulation: There will be sidewalk on the north side of Palma Harbour Place and there are existing sidewalks on Baffin Bay Court. Pedestrians will have direct access to Natomas Central Drive and to the future shopping center to the east, through pedestrian connections proposed from Palma Harbour Place and Baffin Bay Court. The North Natomas Transportation Management Association (NNTMA) provided the following comments on the pedestrian circulation for this project: Consider access for pedestrians and cyclists to the commercial property on the east end. This can be accomplished by installing a pathway at the east tip of the cul-de-sac of Palma Harbour Place, for an eventual connection to the commercial center. Consider a sidewalk on the south side of Palma Harbour Place to encourage the community to walk and enjoy their outside living space. Consider access for pedestrians and cyclists on Baffin Bay Court south/east to the commercial center. 8

9 The applicant provided the following responses within their latest revision submittal: The applicant has agreed to add 10 pedestrian easements at the terminus of Palma Harbour Place and Baffin Bay Court, so that pedestrians can access the future commercial parcel to the east. However, the applicant does have concerns and issues related to this pedestrian access: (1) elevation changes between the residential and commercial area (5-10 feet), (2) sound wall planned along entire commercial property, possible conflict between commercial service road for heavy transport vehicles and pedestrians, (3) noise from loading/unloading areas and idling trucks, (4) police visibility and potential security issues. In addition, one or two big box retailers could develop on the commercial parcel which will create truck traffic and noise concerns. A sidewalk on the south side of Palma Harbour Place is infeasible given the width and location of the existing private street and the product proposed. A sidewalk is provided on the north side of Palma Harbour Place. Walls and Fencing: There is an existing masonry wall along the northern property line (adjacent to the existing apartment complex). A masonry wall will be required along the shared eastern property line with the future shopping center, and the applicant is providing pedestrian easement connections on Palma Harbour Place and Baffin Bay Court. New residential fencing, consistent with the Natomas Central PUD guidelines, will be constructed when the subdivision is developed in the future. On October 21, 2015, the Subdivision Review Committee, with all ayes, voted to recommend approval of the proposed Tentative Map, subject to conditions of approval. In evaluating tentative maps, the Commission is required to make the following findings: 1. None of the conditions described in Government Code section exist with respect to the proposed subdivision as follows: a. The proposed map is consistent with the General Plan, all applicable community and specific plans, Title 16 of the City Code, and all other applicable provisions of the City Code; b. The design and improvement of the proposed subdivision is consistent with the General Plan, all applicable community and specific plans, Title 16 of the City Code, and all other applicable provisions of the City Code; c. The site is physically suitable for the type of development; d. The site is physically suitable for the proposed density of development; e. The design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat; f. The design of the subdivision and the type of improvements are not likely to cause serious public health problems; 9

10 g. The design of the subdivision and the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. 2. The proposed subdivision, together with the provisions for its design and improvement, is consistent with the General Plan, all applicable community and specific plans, Title 16 of the City Code, and all other applicable provisions of the City Code (Gov. Code ). 3. The discharge of waste from the proposed subdivision into the existing community sewer system will not result in a violation of the applicable waste discharge requirements prescribed by the California Regional Water Quality Board, Central Valley Region, in that existing treatment plants have a design capacity adequate to service the proposed subdivision (Gov. Code ). 4. The design of the proposed subdivision provides, to the extent feasible, for future passive or natural heating and cooling opportunities (Gov. Code ). 5. The City has considered the effect of the approval of this tentative subdivision map on the housing needs of the region and has balanced these needs against the public service needs of its residents and available fiscal and environmental resources (Gov. Code ). Site Plan and Design Review with Deviations The project requires an entitlement for Site Plan and Design Review of the new subdivision and the proposed house plans. The deviation request is specific to the depth of the proposed lots and the width of one proposed corner lot (Lot 1). The R-3 zone requires a minimum lot size of 2,000 square feet, and minimum dimensions of 20 feet of width, 38 feet of width for corner lots, and 80 feet of depth. The proposed lots are typically 35 feet wide and 63 feet in depth, approximately 2,205 square feet. Therefore, the applicant is requesting a deviation to the minimum depth and the corner lots width for one irregularly shaped corner lot (Lot 1) of the proposed lots for this product. The proposed lots will front onto the proposed private alley drives, a private street, or public street. The proposed house plans are two and three-stories with an attached two-car garage, and range in square footage from 1,811 to 2,697 square feet. Table 2: House Plan Information House Plan Square Footage Number of Floors Plan 1 1,811 2,474 Two - Three Plan 2 2,060 2,642 Two - Three Plan 3 1,985 Two Plan 4 2,069 2,712 Two - Three Plan 5 2,123-2,697 Two - Three 10

11 Height, Bulk and Setbacks The applicant is proposing to add specific development standards for this proposed development as part of their PUD Guidelines Amendment. These proposed development standards are compared below with existing PUD guidelines development standards for non-conventionally shaped lots in the Natomas Central PUD: Table 3: Existing and Proposed Setback Requirements From: Porch Front of Building: Non-conventional Shape Lots Required (minimum): 10-0 minimum from back of walk 10-0 minimum from back of walk Proposed Non- Conventional Alley Lots Required (minimum): 10-0 minimum from back of walk on a public street 3-6 minimum from back of walk or back of curb on a private street 10-0 minimum from back of walk on public street Side Yard (Interior) 3-0 minimum on each side, with the exception of zero-lot line conditions, which shall be 5-0 and 0. Garages and/or accessory dwelling units which are recessed a minimum of 50 from the street may have a 0-0 side yard setback 5-0 minimum from back of walk or back of curb on a private street 3-6 minimum on entry side, and 4-0 minimum on garage side Public Street n/a 5-0 minimum from back of walk Rear Yard 5-0 minimum 8-0 minimum Garage Setback For front drives, the minimum setback is 18-0 from back of walk or back of curb, whichever is closer. For front drives, the minimum setback is 18-0 from back of walk or back of curb, whichever is closer. For alley conditions, the minimum setback is 4-0 from the alley. For alley and private street conditions, the minimum setback is

12 The proposal meets the proposed setbacks in the proposed PUD Guidelines Amendment for this product. The applicant is also proposing to include a 70% maximum lot coverage requirement and an increase in the maximum paving allowed within the front setback area in the PUD Guidelines Amendment for this proposal. As this is considered an infill project, staff is supportive of the proposed product in that the proposed house plans provide additional interaction and eyes on the private roads, provides a detached single-unit dwelling with an attached garage, and the proposed architecture of the proposed house plans is consistent with architecture of the existing units in this area. Building Design, Landscaping, and Fencing The proposal includes five house plans of two or three-stories, with a small covered front entry, and an attached two-car garage. All five house plans are offered as a twostory dwelling with four of the house plans including a third floor loft option. The exterior materials will vary with each of the three proposed elevations for each of the five house plans, as detailed below. Elevation A - for each of the house plans features Spanish Colonial style elevations with: concrete S roof tiles; 2x6 painted fascia; plaster corbel details; faux tile vents at gable ends; exterior plaster finish; decorative shutters; exterior plaster window trim; exterior plaster finish potshelf; and a sectional garage door. Elevation B for each of the house plans features Mediterranean style elevations with: concrete S roof tiles; 2x6 painted fascia; exterior plaster finish; exterior plaster window trim; exterior plaster corbels at boxed eaves; decorative shutters; and sectional garage door. Elevation C for each of the house plans features Cottage style elevations with: concrete flat roof tiles; 2x6 painted fascia; horizontal siding at gable ends; exterior plaster finish; exterior plaster window trim; decorative shutters; stone veneer finish; plaster corbels at entry; and sectional garage door. Staff finds that the proposed house plans comply with all applicable General Plan policies, Planning and Development Code requirements, the amended Natomas Central PUD Guidelines, and meet the intent of the Single Family and Two Family Residential Design Guidelines. Staff has analyzed the project and concluded that the proposed house plans meets or exceeds all standard requirements as shown on the plans attached and/or finalized in the conditions of approval. Landscaping and fencing will be required to comply with the applicable Natomas Central PUD guidelines and Planning and Development Code requirements. Required Findings of Fact In evaluating site plan and design review proposals of this type, the Planning and Design Commission is required to make the following findings: 12

13 1. The design, layout, and physical characteristics of the proposed development are consistent with the general plan and any applicable specific plan or transit village plan; The proposed development is consistent with the goals and policies of the general plan land use designation of Suburban Neighborhood High Density. The revised subdivision and house plans are compatible with the uses in the neighborhood. 2. The design, layout, and physical characteristics of proposed development are consistent with all applicable design guidelines and with all applicable development standards or, if deviations from design guidelines or development standards are approved, the proposed development is consistent with the purpose and intent of the applicable design guidelines and development standards; The proposed development is consistent with the single family residential design principles and the purpose and intent of the applicable design guidelines and development standards, in that the proposed project will maintain the character and quality of this neighborhood, consistent with the goals of the design principles. 3. All streets and other public access ways and facilities, parking facilities, and utility infrastructure are adequate to serve the proposed development and comply with all applicable design guidelines and development standards; The project has been analyzed by City departments and it is determined that all streets and other public access ways and facilities, parking facilities, and utility infrastructure are adequate to serve the proposed development and comply with all applicable design guidelines and development standards. 4. The design, layout, and physical characteristics of the proposed development are visually and functionally compatible with the surrounding neighborhood; The proposed development is visually and functionally compatible with the surrounding neighborhood in that the project will provide market rate single-unit dwellings that are compatible in size and height to the existing single-unit dwellings. 5. The design, layout, and physical characteristics of the proposed development ensure energy consumption is minimized and use of renewable energy sources is encouraged; The proposed development will ensure energy consumption is minimized and use of renewable energy sources is encouraged in that staff recommends that 13

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16 Attachment 1 Proposed Findings of Fact and Conditions of Approval Westshore Village Q (P15-020) Northeast corner of the intersection of Natomas Central Drive and Baffin Bay Court Findings Of Fact A/B. Environmental Determination: Prior Negative Declaration and Mitigation Monitoring Program: 1. The Planning and Design Commission of the City of Sacramento finds as follows: a. On October 25, 2005, pursuant to the California Environmental Quality Act (Public Resources Code et seq. ( CEQA ), the CEQA Guidelines (14 California Code of Regulations et seq.), and the City of Sacramento environmental guidelines, the City Council approved the mitigated negative declaration (MND) and a mitigation monitoring program and approved the Natomas Central Planned Unit Development (Project). b. The Westshore Village Q (Project Modification) proposes to modify the previously approved Project as follows: subdivide a 2.5 acre site zoned Multi-Unit Dwelling (R-3) within the Natomas Central PUD into 21 single-unit dwelling lots, plus 1 private street, 1 landscape lot, and 3 private alley lots. c. Staff has determined that the proposed changes to the original Project did not require the preparation of a subsequent negative declaration. 2. The Planning and Design Commission has reviewed and considered the information contained in the previously adopted MND for the Project, and all oral and documentary evidence received during the hearing on the Project Modification. The Planning and Design Commission has determined that the previously adopted MND constitutes an adequate, accurate, objective, and complete review of the proposed Project Modification and finds that no additional environmental review is required based on the reasons set forth below: a. No substantial changes are proposed by the Project Modification that will require major revisions of the previously adopted MND due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; 16

17 b. No substantial changes have occurred with respect to the circumstances under which the Project Modification will be undertaken which will require major revisions to the previously adopted MND due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; c. No new information of substantial importance has been found that shows any of the following: i. The Project Modification will have one or more significant effects not discussed in the previously adopted MND; ii. iii. iv. Significant effects previously examined will be substantially more severe than shown in the previously adopted MND; Mitigation measures previously found to be infeasible would in fact be feasible and would substantially reduce one or more significant effects of the Project Modification; or Mitigation measures which are considerably different from those analyzed in the previously adopted MND would substantially reduce one or more significant effects on the environment. 3. The mitigation monitoring program for the Project shall apply to the Project Modification, and the mitigation measures shall be implemented and monitored as set forth in the program, based on the following findings of fact: a. The mitigation monitoring program has been adopted and implemented as part of the Project; b. The mitigation monitoring plan meets the requirements of CEQA section and CEQA Guidelines section ] 4. Upon approval of the Project, the City Manager shall file or cause to be filed a Notice of Determination with the Sacramento County Clerk and, if the project requires a discretionary approval from any state agency, with the State Office of Planning and Research, pursuant to section 21152(a) of the Public Resources Code and the State EIR Guidelines adopted pursuant thereto. 5. The documents and other materials that constitute the record of proceedings upon which the Planning and Design Commission has based its decision are located in the City of Sacramento Community Development Department, Environmental Planning Services,

18 Richards Boulevard, Sacramento, CA The custodian of these documents and other materials is the Community Development Department, Environmental Planning Services. C. The PUD Schematic Plan Amendment to the Natomas Central Planned Unit Development is approved subject to the following Findings of Fact: 1. The amendment is consistent with the applicable general plan land use designation, use, and development standards; the goals, policies, and other provisions of the general plan; and any applicable specific plan or transit village plan; 2. The amendment promotes the public health, safety, convenience, and welfare of the city; 3. The zoning classification of the subject parcel is consistent with the proposed amendment to the planned unit development schematic plan. D. The PUD Guidelines Amendment to the Natomas Central Planned Unit Development is approved subject to the following Findings of Fact: 1. The amendment is consistent with the applicable general plan land use designation, use, and development standards; the goals, policies, and other provisions of the general plan; and any applicable specific plan or transit village plan; 2. The amendment promotes the public health, safety, convenience, and welfare of the city; 3. The zoning classification of the subject parcel is consistent with the proposed amendment to the planned unit development guidelines. E. The Tentative Map to subdivide 2.5 ± acres into 21 single-unit dwelling lots, one private street, one landscape lot, and three private alley lots in the R-3-PUD zone is approved subject to the following Findings of Fact: 1. None of the conditions described in Government Code section exist with respect to the proposed subdivision as follows: a. The proposed map is consistent with the General Plan, all applicable community and specific plans, Title 16 of the City Code, and all other applicable provisions of the City Code; b. The design and improvement of the proposed subdivision is consistent with the General Plan, all applicable community and specific plans, Title 16 of the City Code, and all other applicable provisions of the City Code; 18

19 c. The site is physically suitable for the type of development; d. The site is physically suitable for the proposed density of development; e. The design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat; f. The design of the subdivision and the type of improvements are not likely to cause serious public health problems; g. The design of the subdivision and the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. 2. The proposed subdivision, together with the provisions for its design and improvement, is consistent with the General Plan, all applicable community and specific plans, Title 16 of the City Code, and all other applicable provisions of the City Code (Gov. Code ). 3. The discharge of waste from the proposed subdivision into the existing community sewer system will not result in a violation of the applicable waste discharge requirements prescribed by the California Regional Water Quality Board, Central Valley Region, in that existing treatment plants have a design capacity adequate to service the proposed subdivision (Gov. Code ). 4. The design of the proposed subdivision provides, to the extent feasible, for future passive or natural heating and cooling opportunities (Gov. Code ). 5. The City has considered the effect of the approval of this tentative subdivision map on the housing needs of the region and has balanced these needs against the public service needs of its residents and available fiscal and environmental resources (Gov. Code ). F. The Site Plan and Design Review with deviations for the tentative map and for five models of single-unit dwellings with three elevations each for a total of 21 single-unit dwellings is approved subject to the following Findings of Fact: 1. The design, layout, and physical characteristics of the proposed development are consistent with the general plan and any applicable specific plan or transit village plan. The proposed development is consistent with the general plan goals and policies within the Suburban 19

20 Neighborhood High Density designation and the project assists in providing a mix of housing types for diversity in market rate housing. 2. The design, layout, and physical characteristics of the proposed development are consistent with the purpose and intent of the applicable design guidelines and development standards. The proposed development is consistent with the single family residential design principles and the proposed PUD guidelines, and the proposed project will maintain the character and quality of this neighborhood, consistent with the goals of the design principles. 3. All streets and other public access ways and facilities, parking facilities, and utility infrastructure are adequate to serve the proposed development and comply with all applicable design guidelines and development standards. The project has been analyzed by City departments and it is determined that all streets and other public access ways and facilities, parking facilities, and utility infrastructure are adequate to serve the proposed development and comply with all applicable design guidelines and development standards. 4. The design, layout, and physical characteristics of the proposed development are visually and functionally compatible with the surrounding neighborhood. The proposed development is visually and functionally compatible with the surrounding neighborhood in that the project will provide market rate single-unit dwelling units that are compatible with the size and height of the existing dwellings in the area. 5. The design, layout, and physical characteristics of the proposed development ensure energy consumption is minimized and use of renewable energy sources is encouraged. The proposed development ensures energy consumption is minimized and use of renewable energy sources is encouraged in that staff recommends that the project, to the extent possible, incorporate green building methods in the construction of the proposed structures. 6. The design, layout, and physical characteristics of the proposed development are not detrimental to the public health, safety, convenience, or welfare of persons residing, working, visiting, or recreating in the surrounding neighborhood and will not result in the creation of a nuisance. The proposed development is not detrimental to the public health, safety, convenience, or welfare of persons residing, working, visiting, or recreating in the surrounding neighborhood and will not result in the creation of a nuisance. 20

21 Conditions Of Approval C. The PUD Schematic Plan Amendment to the Natomas Central Planned Unit Development is approved subject to the following Conditions of Approval: C1. The PUD Schematic Plan for the Natomas Central Planned Unit Development is amended to reflect a revised single-unit dwelling development on 2.5 acres as shown on Exhibit 1A. D. The PUD Guidelines Amendment to the Natomas Central Planned Unit Development is approved subject to the following Conditions of Approval: D1. The PUD Guideline Amendment for the Natomas Central Planned Unit Development guidelines is amended as shown in Exhibit 1B. E. The Tentative Map to subdivide 2.5 ± acres into 21 single-unit dwelling lots, 1 private street, 1 landscape lot, and 3 private alley lots in the R-3-PUD zone is approved subject to the following Conditions of Approval: NOTE: These conditions shall supersede any contradictory information shown on the Tentative Map or any contradictory provisions in the PUD guidelines approved for the project (P04-173). The design of any improvement not covered by these conditions or the PUD Guidelines shall be to City standard. The applicant shall satisfy each of the following conditions prior to filing the Final (Parcel) Map unless a different time for compliance is specifically stated in these conditions. Any condition requiring an improvement that has already been designed and secured under a City Approved improvement agreement may be considered satisfied at the discretion of the Department of Public Works GENERAL: All Projects E1. Pay off existing assessments, or file the necessary segregation requests and fees to segregate existing assessments. E2. Pursuant to City Code Section , indicate easements on the Final Map to allow for the placement of centralized mail delivery units. The specific locations for such easements shall be subject to review and approval of the Department of Public Works after consultation with the U.S. Postal Service. E3. Comply with requirements included in the Mitigation Monitoring Plan developed by, and kept on file in, the Planning Division Office (P04-173). E4. Meet all conditions of the existing/amended PUD (P04-173) unless the condition is superseded by a Tentative Map condition. 21

22 E5. Multiple Final Maps may be recorded. Prior to recordation of any Final Map all infrastructure/improvements necessary for the respective Final Map must be in place to the satisfaction of the Departments of Utilities, and Public Works E6. Show all continuing and proposed/required easements on the Final (Parcel) Map. Public Works: Scott Tobey (916) E7. Construct standard subdivision improvements as noted in these conditions pursuant to section of the City Code. All improvements shall be designed and constructed to the satisfaction of the Department of Public Works. Improvements required shall be determined by the city. The City shall determine improvements required for each phase prior to recordation of each phase. Any public improvement not specifically noted in these conditions or on the Tentative Map shall be designed and constructed to City standards. This shall include street lighting and the repair or replacement/reconstruction of any existing deteriorated curb, gutter and sidewalk adjacent to the subject property per City standards to the satisfaction of the Department of Public Works. This condition is to cover any needed repairs to Natomas Central Drive and Baffin Bay Court within the boundaries of the Tentative Map. Public Works: Private Streets E8. Design private streets to meet the City standards. An exception to in this case has been made in regard to street width. Private streets shall be inspected to the satisfaction of the Department of Public Works. This shall include the repair or replacement of any existing deteriorated private street within the boundaries of the Tentative Map. All private streets shall be privately maintained in perpetuity. SMUD: John Yu (916) E9. This project has existing underground facilities that were installed based on an old design. The Developer will need to submit new plans/layout for this project. The existing facilities will have to be removed. E10. In the event they are needed, the developer shall dedicate any private drive, ingress and egress easement, or Irrevocable Offer of Dedication and adjacent area thereto as a public utility easement for overhead and underground facilities and appurtenances. 22

23 E11. Existing SMUD facilities are to remain; if the facilities need to be relocated or removed the developer will need to work with SMUD. Facilities installed outside of the PUE may require a dedicated SMUD easement. E12. SMUD requires a minimum 12.5-foot PUE adjacent to all public roads for facilities. SASD: Amandeep Singh (916) E13. Sewer service shall continue to be provided by the District infrastructure to the existing sewer service laterals for the partially developed area. Required modifications, if any, shall be to the satisfaction of the SASD. District Design Standards apply to any on and off-site sewer construction. E14. Each parcel with a sewage source shall have a separate connection to the SASD public sewer system. If there is more than one building in any single parcel and the parcel is not proposed for split, then each building on that parcel shall have a separate connection to a private on-site sewer line or the SASD public sewer line. E15. Sewer easements will be required. All sewer easements shall be dedicated to SASD, in a form approved by the District Engineer. All SASD sewer easements shall be at least 20 feet in width and ensure continuous access for installation and maintenance. SASD will provide maintenance only in public right-of-ways and in easements dedicated to SASD. DOU: Yanelis Rios (916) E16. The applicant shall grant and reserve easements as needed, for water, drainage and sanitary sewer facilities, and for surface storm drainage, at no cost at or before the time of sale or other conveyance of any parcel or lot. A note stating the following shall be placed on the Final Map: Reciprocal easements for ingress/egress, parking, utilities, drainage, water and sanitary sewer facilities, and surface storm drainage shall be granted and reserved, as necessary and at no cost, at or before the time of sale or conveyance of any parcel shown in this map. FIRE: King Tunson (916) E17. All turning radii for fire access shall be designed as 35 inside and 55 outside. CFC E18. Roads used for Fire Department access shall have an unobstructed width of not less than 20 and unobstructed vertical clearance of 13 6 or more. CFC

24 E19. Fire Apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be surfaced so as to provide all-weather driving capabilities. CFC E20. Provide the required fire hydrants in accordance with CFC 507 and Appendix C, Section C105 Parks: Mary de Beauvieres (916) E21. The Westshore Village Q Tentative Subdivision Map project is included within the boundaries of the Natomas Central Planned Unit Development, PUD (P04-173). The applicant for this project shall provide proof that all of the applicable conditions for the Natomas Central project have been met prior to the issuance of building permits. These obligations include but are not limited to compliance with City Code, Title 16, Park Dedication/In Lieu Fees, Title 18, Park Development Impact Fee and annexation to Community Facilities District , Neighborhood Park Maintenance CFD. Miscellaneous E22. Meet all conditions of the development agreement. Advisory Notes: The following advisory notes are informational in nature and are not a requirement of this Tentative Map: GENERAL: DOU: ADV1. If unusual amounts of bone, stone, or artifacts are uncovered, work within 50 meters of the area will cease immediately and a qualified archaeologist shall be consulted to develop, if necessary, further mitigation measures to reduce any archaeological impact to a less than significant effect before construction resumes. A note shall be placed on the final improvement plans referencing this condition. ADV2. Prior to the issuance of any building permits, provide the City with a copy of the certificate of payment of any school fees for the applicable school district(s). ADV3. The proposed project is located in the Special Flood Hazard Area (SFHA), designated as A99 zone Federal Emergency Management Agency (FEMA) Flood Insurance Rate Maps (FIRMs). FEMA does not require elevating or flood proofing in A99 zone. City Code Chapter 24

25 SMUD: SASD Parks Floodplain Management Regulations require that any new construction of and/or substantial improvement to any structure located in A99 zone requires a Hold Harmless Agreement regarding risk of flooding on property. ADV4. To ensure adequate access to SMUD equipment, all paved surfaces shall be accessible to a 26,000 pound SMUD service vehicle in all weather. The placement of SMUD equipment shall be no further than 15 feet from said drivable surface that has a minimum width of 20 feet. ADV5. Structural setbacks of less than 14 feet may create clearance issues. The developer shall meet with all utilities to ensure adequate setbacks are maintained. To maintain adequate trench integrity, building foundations must have a minimum clearance of 5 feet to a SMUD trench placed within the PUE Developer to verify with other utilities (Gas, Telephone, etc.) for their specific clearance requirements. ADV6. To maintain adequate trench integrity, building foundations must have a minimum horizontal clearance of 5 feet from any SMUD trench. Developer to verify with other utilities (Gas, Telephone, etc.) for their specific clearance requirements. ADV7. Developing this property will require the payment of sewer impact fees. Impact fees shall be paid prior to filing and recording the Final Map or issuance of Building Permits, whichever is first. Applicant should contact the Fee Quote Desk at for sewer impact fee information. ADV8. The applicant shall pay a Park Development Impact Fee (PIF), due at the time of issuance of building permit. The Park Development Impact Fee for single family homes is currently $5,962. Any change in these factors will change the amount of the PIF due. The fee is calculated using factors at the time that the project is submitted for building permit. The fees are adjusted for inflation on July 1 st of each year. ADV9. K Hovnanian Homes may have Park Development Impact Fee Credits that it may utilize from its construction of Fisherman s Lake and Swainson s Hawk Parks; the City is currently conducting an audit to determine how many credits remain. 25

26 F. The Site Plan and Design Review with deviations for the tentative map and for five models of single-unit dwellings with three elevations each for a total of 21 single-unit dwellings is approved subject to the following Conditions of Approval: F1. The applicant shall obtain all necessary building permits and encroachment permits prior to commencing construction. Building permits shall not be issued unless the Final Map has been approved. F2. A model home/temporary sales office application and approval will be required for any model homes or temporary sales trailer. F3. Plans shall be consistent with the attached exhibits. F4. Provide a decorative raised panel front door per the approved plans. F5. Provide a raised panel sectional two-style garage door for each garage to the satisfaction of the Urban Design Manager. F6. Provide alternative paving / treatment on the driveways for each unit to the satisfaction of the Urban Design Manager. F7. Elevations for the house plans shall be as follows: a. Elevation A Spanish Colonial style elevations provide: concrete S roof tiles; 2x6 painted fascia; plaster corbel details; faux tile vents at gable ends; exterior plaster finish; decorative shutters; exterior plaster window trim; exterior plaster finish potshelf; and a sectional garage door. b. Elevation B Mediterranean style elevations provide: concrete S roof tiles; 2x6 painted fascia; exterior plaster finish; exterior plaster window trim; exterior plaster corbels at boxed eaves; decorative shutters; and sectional garage door. c. Elevation C Cottage style elevations provide: concrete flat roof tiles; 2x6 painted fascia; horizontal siding at gable ends; exterior plaster finish; exterior plaster window trim; decorative shutters; stone veneer finish; plaster corbels at entry; and sectional garage door. F8. New HVAC units shall be ground mounted and shall not be visible from any street or pedestrian views. No roof mounted HVAC allowed. F9. This approval is for 21 lots within the Natomas Central PUD. Any increase in the number of lots or any modification to the location of the lots specified for these house plans will require additional entitlements. 26

27 Fire: F10. The applicant shall comply with the previously approved Mitigation Monitoring Plan (P04-173) on file at the Planning Division. F11. Prior to the issuance of a building permit, the applicant shall submit a Transportation Management Plan for review and approval by the City s Alternative Modes Coordinator and Planning Director or show compliance with an existing AQTMP. F12. All of the house plans submitted and approved with this application shall be actively marketed and offered for sale within the subdivision/village(s) covered by this approval (P15-020). F13. The building elevations shall have a consistency of detail and quality as indicated on the plans. F14. Any change in the design, materials, or colors shall be submitted to the Planning Director for review and approval, and may require additional entitlements. F15. Plot plans consistent with the Final Map (P15-020) shall be submitted to the Building Division demonstrating compliance with setbacks and lot coverage (including the use of allowances/incentives as specified in the PUD Guidelines) for all lots included in this approval. All building elevations shall demonstrate compliance with roof pitch and enhancement requirements as specified in the Natomas Central PUD guidelines. F16. Timing and Installation. When fire protection, including fire apparatus access roads and water supplies for fire protection, is required to be installed, such protection shall be installed and made serviceable prior to and during the time of construction. CFC F17. Provide a water flow test. (Make arrangements at the Permit Center walkin counter: 300 Richards Blvd, Sacramento, CA 95814). CFC F18. Roads used for Fire Department access that are less than 28 feet in width shall be marked "No Parking Fire Lane" on both sides; roads less than 36 feet in width shall be marked on one side. This shall apply to Palma Harbour Place. F19. Maintenance agreements shall be provided for the interior roadways of the proposed complex and for the fire protection systems. The agreement shall be record with the Public Recorders Office having jurisdiction and shall provide for the following: 27

28 Police: Utilities: a. Provisions for the necessary repair and maintenance of the roadway surface b. Removal of vegetation overgrowing the roadway and infringing on the roadway clear vertical height of thirteen feet six inches (13 6 ) and/or width of twenty feet (20 ) c. Provisions for the maintenance, repair, and/or replacement of NO PARKING-FIRE LANE signage or striping d. Unrestricted use of and access to the roadways covered by the agreements. e. Provisions for the control of vehicle parking in prohibited areas and a mechanism for the removal of vehicles illegally parked. f. Maintenance and timely repair of all fire protection systems, including but not limited to hydrants, fire alarm systems and fire sprinklers. F20. Exterior lighting shall be white light (e.g. metal halide, LED, fluorescent, or induction) using cutoff or full cutoff fixtures to limit glare and light trespass. Exterior lighting shall be maintained and operational and shall meet IESNA standards. F21. All landscaping shall follow the two foot six foot rule. All landscaping shall be ground cover, two feet or less and lower tree canopies shall be above six feet. This increases natural surveillance and eliminates hiding areas within the landscape. Tree canopies should not interfere with or block lighting. This creates shadows and areas of concealment. The landscaping plan shall allow for proper illumination and visibility regarding lighting and surveillance cameras through the maturity of trees and shrubs. F22. Per City Code Section, , multiple water service to a single lot or parcel may be allowed if appropriate DOU Development Review and Field staff have reviewed the proposed number of taps and associated location and have no issues or concerns. Any new water services (other than fire) shall be metered. Excess services shall be abandoned to the satisfaction of the DOU. F23. All on-site water, storm drainage, and sanitary sewer facilities shall be private facilities maintained by the property owner. F24. Prior to the initiation of any water, sewer or storm drainage services to the single family residential units, a homeowners association (HOA) shall be formed and C.C. & R.s shall be approved by the City and recorded assuring maintenance of water, sewer and storm drainage facilities within 28

29 the private alleys, streets and common areas. Private easements shall be dedicated for these facilities. The HOA or a privately funded maintenance district shall also maintain all private street and alley pavement, curbs, and gutters. If required by the DOU, the responsible maintenance agency shall enter into and record an agreement with the City regarding the maintenance of these facilities. The agreement shall be to the satisfaction of the DOU and the City Attorney. F25. Building pad elevations shall be a minimum of 1.2 feet above the 100-year HGL and 1.5 feet above the local controlling overland flow release elevation, whichever is higher or as approved by the Department of Utilities. F26. All lots and/or parcels shall be graded so that drainage does not cross property. F27. This project will disturb more than one acre of land or is part of large common development; therefore, the project is required to comply with the State s Construction General Permit (Order DWQ or most current). To comply with the State Permit, the applicant must file a Notice of Intent (NOI) through the State s Storm Water Multiple Application and Report Tracking System (SMARTS), located online at A valid WDID number must be obtained and provided to the DOU prior to the issuance of any grading permits. F28. The applicant must comply with the City of Sacramento's Grading, Erosion and Sediment Control Ordinance. This ordinance requires the applicant to prepare erosion and sediment control plans for both during and after construction of the proposed project, prepare preliminary and final grading plans, and prepare plans to control urban runoff pollution from the project site during construction. F29. Post construction (permanent), stormwater quality control measures shall be incorporated into the development to minimize the increase of urban runoff pollution caused by development of the area. Since the project is in an area served by an existing regional water quality control facility, only source control measures are required. Improvement plans must include the source controls measures selected for the site. Refer to Stormwater Quality Design Manual for the Sacramento and South Placer Regions (May 2007) Chapter 4for appropriate source control measures. 29

30 Advisory Notes: Utilities: ADV1. Since December 8, 2008, the proposed project has been in a 100-year floodplain, designated as an AE flood zone by the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Maps (FIRMs). The base flood elevation (BFE) for the Natomas Basin is 36-feet above sea level (NAVD88). Adequate progress has been made on the Natomas Levee Improvement Project (NLIP) to reach the A99 flood zone, an interim flood zone designation, which is still considered a high risk flood zone, but would allow construction in Natomas, with local conditions. The Natomas Physical Map Revision (A99 PMR) is currently underway and scheduled to be effective June FEMA does not require elevating or floodproofing in an A99 flood zone, but the City has other local floodplain development requirements. The DOU expects the area to reach Shaded Zone X, protected from the 100-year floodplain, in about a decade. City Code Chapter Floodplain Management Regulations require that any new construction of and/or substantial improvement to any structure located in Zone AE must have the lowest floor, including the basement, elevated a minimum of one (1) foot above the BFE. Non-residential structures have the option of floodproofing to one (1) foot above the BFE in lieu of the elevation requirement. ADV2. Per Sacramento City Code, water meters shall be located at the point of service which is located at the back of curb for separated sidewalks or the back of walk for connected sidewalks. ADV3. The proposed development is located within Sacramento Area Sewer District (SASD). Satisfy all SASD requirements. 30

31 Exhibit 1A PUD Schematic Plan Amendment Exhibit 31

32 Exhibit 1B PUD Guidelines Amendment Exhibit 32

33 Exhibit 1C Tentative Subdivision Map 33

34 Exhibit 1D Site Plan 34

35 Exhibit 1E Parking Plan 35

36 Exhibit 1F Typical Plot Plans 36

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41 Exhibit 1G Street Scene 41

42 Exhibit 1H Plan 1 Floor Plans, Elevations, Roof Plans 42

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49 Exhibit 1I Plan 2 Floor Plans, Elevations, Roof Plans 49

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56 Exhibit 1J Plan 3 Floor Plans, Elevations, Roof Plans 56

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63 Exhibit 1K Plan 4 Floor Plans, Elevations, Roof Plans 63

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70 Exhibit 1L Plan 5 Floor Plans, Elevations, Roof Plans 70

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77 Attachment 2 Land Use Map 77