CITY OF ELK GROVE CITY COUNCIL STAFF REPORT

Transcription

1 CITY OF ELK GROVE CITY COUNCIL STAFF REPORT AGENDA ITEM NO. 9.3 AGENDA TITLE: A public hearing to consider a General Plan Amendment, Specific Plan Amendment, Rezone, Tentative Subdivision Map, Abandonment of Excess Right-of-Way, and Design Review for Subdivision Map Layout for the Poppy Keys East Project (EG ) (CEQA Exemption) MEETING DATE: December 10, 2014 PREPARED BY: DEPARTMENT HEAD: Gerald Park, Senior Planner Darren Wilson, Planning Director PROJECT INFORMATION: Location: Planner: Applicant: Property Owner: 8365 Whitelock Parkway; approximately 1/3 mile east of Big Horn Boulevard Gerald Park, Senior Planner R&B, Les Hock (Representative) Senior Center of Elk Grove, Inc. Patricia Beal (Representative) RECOMMENDED ACTION: By a vote of 4-0 (Maita abstaining) at its November 20, 2014 meeting, the Planning Commission recommended that the City Council: 1. Adopt a Resolution finding no further review is necessary under the California Environmental Quality Act (CEQA) for the Poppy Keys East Project (EG ) pursuant to California Government Code Section and Section (Residential Projects Pursuant to a Specific Plan) of Title 14 of the California Code of Regulations (State CEQA Guidelines) (Attachment 1); and 1

2 Elk Grove City Council December 10, 2014 Page 2 of Adopt a Resolution Declaring the City Council s intent to: a. Amend the General Plan Land Use Map to change the land use designations of Medium Density Residential and High Density Residential to Low Density Residential; b. Amend the Laguna Ridge Specific Plan LRSP) to change the land use designations of Medium Density Residential-10 du/ac (RD-10) and Multi-Family Residential-20 du/ac (RD-20) to Single-Family Residential-5 du/ac (RD-5); c. Introduce by substitution of title only an ordinance amending the Elk Grove Zoning Map to change the zone districts of Medium Density Residential-10 du/ac (RD-10) and Multi-Family Residential-20 du/ac (RD-20) to Single-Family Residential-5 du/ac (RD-5) consistent with the General Plan Amendment and Specific Plan Amendment; and d. Approve the Tentative Subdivision Map, Abandonment of Excess Right-of-Way, and Design Review for Subdivision Map Layout for the Poppy Keys East Project (EG ); Assessor Parcel Number PLANNING COMMISSION REVIEW: On November 20, 2014, the Planning Commission conducted a dulynoticed public hearing for the Poppy Keys East project (Project). Staff presented the details of the Project to the Commission. After receiving staff's presentation, the Commission requested confirmation that the designated High Density Residential portion of the Project site was excluded from the City s 2014 General Plan Housing Element Update as a vacant or underutilized site. Staff confirmed that the site was not included in the update. The Commission heard two public comments, which were the property owner and Applicant both providing support for the Project. The Planning Commission s deliberations were brief, and the Planning Commission recommended City Council approval of the project with a 4-0 vote. 2

3 Elk Grove City Council December 10, 2014 Page 3 of 12 PROJECT DESCRIPTION: The proposed Poppy Keys East Project (Project) consists of a General Plan Amendment, Specific Plan Amendment, Rezone, Tentative Subdivision Map, Abandonment of Excess Right-of-Way, and Design Review for tentative subdivision map layout that would allow the construction of a single-family residential subdivision in the Laguna Ridge Specific Plan (LRSP). The Project site s 20.3-acre parcel would ultimately result in 79 single-family residential lots and one landscape lot. The Project also includes a one-foot abandonment from the existing 30-foot half-width section of Poppy Ridge Road right-of-way. PROJECT SETTING: The Project is located within the Laguna Ridge Specific Plan (LRSP), which was approved by the City Council in June The LRSP encompasses approximately 1,900 acres located in the southwestern portion of the City. The Project site consists of a single 20.3-acre parcel located in between Whitelock Parkway and Bilby Road, approximately 1/3 mile east of Big Horn Boulevard (see Figures 1 and 2). The site is undeveloped and has historically been used as agricultural-residential. Surrounding land uses include single-family residential development to the north; agriculturalresidential to the south, east, and west. Table 1 below provides the General Plan land use designations and zoning designations for the surrounding uses. Since the LRSP land use designations also establishes the zoning districts within the LRSP, the term LRSP land use designation and zoning are used synonymously. Table 1 - Adjacent Land Designations and Uses Existing Use General Plan Laguna Ridge Specific Plan/Zoning Project Site North Agricultural- Residential Single-Family Residential (Under Construction) Medium Density Residential High Density Residential Low Density Residential Medium Density Residential 15 du/ac (RD-15) High Density Residential 20 du/ac (RD-20) Single-Family Residential 4 du/ac (RD-4) Single-Family Residential 5 du/ac (RD-5) 3

4 Elk Grove City Council December 10, 2014 Page 4 of 12 Existing Use General Plan Laguna Ridge Specific Plan/Zoning South Agricultural- Residential Southeast Policy Area Medium Density Residential (Southeast Policy Area) East Agricultural- Residential Low Density Residential Public Park RD-5 West Agricultural- Residential Community Park Community Park Figure 1 - Location Map Project Location N 4

5 Elk Grove City Council December 10, 2014 Page 5 of 12 Figure 2 Project Site Project Site ANALYSIS: The proposed Project has been reviewed in accordance with the City s General Plan, the Laguna Ridge Specific Plan development standards, Title 23 of the Municipal Code (Zoning Code), the City s Design Guidelines, and the Laguna Ridge Specific Plan Supplemental Design Guidelines. General Plan Amendment The proposed General Plan Amendment is required in order to accommodate the proposed single-family subdivision layout. The existing General Plan land use designations are Medium Density Residential and High Density Residential. The proposed General Plan Amendment would eliminate the Medium Density Residential and High Density Residential land use designations, and add a new designation of Low Density Residential. The redistribution of land use types, acreages, and boundaries are provided in Table 2 and Figure 3, respectively. 5

6 Elk Grove City Council December 10, 2014 Page 6 of 12 Table 2 - General Plan Amendment Summary General Plan Designation Existing Proposed Low Density Residential 0 ac ac. Medium Density Residential 8.6 ac. 0 ac. High Density Residential 11.7 ac. 0 ac. Total 20.3 ac ac. Figure 3 General Plan Amendment Existing Proposed Laguna Ridge Specific Plan Amendment and Rezone Similar to the General Plan Amendment, a Specific Plan Amendment and Rezone are also necessary to accommodate the proposed Project. The current LRSP land use designation and zoning for the Project site are RD-10 and RD-20. The proposed Specific Plan Amendment and Rezone would eliminate the RD-10 and RD-20 land use designations and add a new designation of RD-5. The redistribution of the land use types, acreages, and boundaries are provided in Table 3 and Figure 4, respectively. The proposed change in land use configuration would provide for the continuation of single family residential uses previously approved for the property directly to the east of the site. 6

7 Elk Grove City Council December 10, 2014 Page 7 of 12 Table 3 - Specific Plan Amendment and Zoning Summary Specific Plan/Zoning Designation Existing Proposed RD-5 0 ac ac. RD ac. 0 ac. RD ac. 0 ac. Total 20.3 ac ac. Figure 4 Specific Plan Amendment/Rezone Existing Proposed Tentative Subdivision Map, Abandonment of Excess Right-of-Way, and Design Review The proposed Tentative Subdivision Map would subdivide the 20.3-acre parcel to create a total of 80 lots consisting of 79 single-family residential lots and 1 landscape lot (see Figure 5). As shown in Table 4, the typical lot dimensions are 70 feet X 110 feet for interior lots and 75 feet X 110 for corner lots. The resulting lot sizes for interior and corner lots are 7,700 square feet and 8,000 square feet, respectively. Thus, the proposed lot dimensions and lot sizes would exceed the LRSP s RD-5 development 7

8 Elk Grove City Council December 10, 2014 Page 8 of 12 standards as provided in Table 4. The resulting subdivision provides an overall density of 3.9 units per acre (more in keeping with an RD-4 subdivision), but utilizes the smaller setback standards found in the RD-5 district. The LRSP does not explicitly prohibit this approach to subdivision design, and it may actually provide a transition from the more traditional RD-5 development to the east. Access to the Project site would be provided by four access points, one entrance off of Whitelock Parkway and three entrances off of Poppy Ridge Road. The Project has been conditioned to install entry monumentation for A Drive at Whitelock Parkway and at Poppy Ridge Road. In addition, a 25-foot wide landscape corridor will be provided along Whitelock Parkway. Table 4 LRSP RD-5 Development Standards Lot Dimension LRSP RD-5 Standard Proposed Project (Typical) Analysis Min. lot area (interior) 5,200 sq. ft. 7,700 sq. ft. Min. lot area (corner) Min. lot width (interior) Min. lot width (corner) 6,200 sq. ft. > 8,000sq. ft. 52 feet 70 feet 62 feet > 75 feet The proposed lot sizes are consistent with the LRSP. Min lot depth 85 feet 110 feet Density Primary Density 5.0 du/ac 3.9 du/ac The proposed density is consistent with the LRSP. 8

9 Elk Grove City Council December 10, 2014 Page 9 of 12 Figure 5 Tentative Subdivision Map 9

10 Elk Grove City Council December 10, 2014 Page 10 of 12 The proposed Tentative Subdivision Map has been designed to meet the requirements of the City and other service agencies standards. Based on the review by City staff, the Project is consistent with the design criteria established in the LRSP, Elk Grove Municipal Code Title 22 Land Development standards, City s Improvement Standards, Zoning Code, Citywide Design Guidelines, and LRSP Supplemental Design Guidelines. has reviewed the Project for all applicable design requirements, public street alignments, adequate circulation, rights-of-way, and the dedication of appropriate easements. The design of the subdivision addresses the following elements: Public Safety The City of Elk Grove Police Department and Cosumnes Community Services District Fire Department (CCSD Fire) will provide police and fire services to the site. No concerns have been identified by either agency regarding access to or the internal configuration of the proposed subdivision. Conditions have been incorporated by CCSD Fire into the Project s conditions of approval to ensure that all services can be provided accordingly. Roads The Applicant will be required to design and improve the southerly half of Whitelock Parkway and the northerly half of Poppy Ridge Road. If warranted, a signalized intersection will be required to be installed at the intersection of Whitelock Parkway and 'A' Drive. The three intersections off of Poppy Ridge Road will allow full-turning movements. Infrastructure This Project shall be required to install the appropriate facilities necessary to provide the site with gas, water, sewer, electric, and other public utility services regulated by the following agencies: Pacific Gas & Electric (PG&E), Sacramento County Water Agency (SCWA), Sacramento Area Sewer District (SASD), Sacramento Municipal Utilities District (SMUD), and the City of Elk Grove. In addition, communication services will be provided to the site via dedicated public utility easements that would allow future providers access to all residential lots. Domestic Water Water supply will be provided by the Sacramento County Water Agency (SCWA). 10

11 Elk Grove City Council December 10, 2014 Page 11 of 12 Wastewater Sewer service will be provided by the Sacramento Area Sewer District (SASD). Conditions from SASD have been incorporated to ensure sewer service is available for the Project. Drainage The drainage system has been conditioned to be designed in accordance with the approved Master Drainage Study for the Laguna Ridge Specific Plan area and built in accordance to the City of Elk Grove Improvement Standards. The Project also includes a one-foot abandonment of of the existing 30-foot half-section of the Poppy Ridge Road right-of-way. The LRSP identifies Poppy Ridge Road as a primary residential street, which is designed to be a 29-foot half-section (measured from centerline). This results in an extra one-foot of right-of-way that would need to be abandoned. The proposed Abandonment is consistent with previously approved projects along Poppy Ridge Road, and meets the requirements of the LRSP and the LRSP Supplemental Design Guidelines. LETTERS FROM COMMENTING AGENCIES This Project was circulated to various City, County, and utility agencies for review and no issues of concern were identified. Comments from agencies have either been addressed through the processing of the Project or have been included as Conditions of Approval. These conditions have been compiled as Exhibit B to Attachment 2. ENVIRONMENTAL ANALYSIS: The California Environmental Quality Act (Section 21000, et. seq. of the California Public Resources Code, (hereinafter referred to as CEQA) requires analysis of agency approvals of discretionary projects. A project, under CEQA, is defined as the whole of an action, which has a potential for resulting in either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment. The proposed subdivision is a project under CEQA. The Laguna Ridge Specific Plan was approved and an Environmental Impact Report (EIR) (SCH ) certified by the City Council on June 16, In conjunction with the certification of the LRSP EIR, a Mitigation Monitoring and Reporting Program (MMRP) was adopted for the Specific Plan. The development for residential use on the Project site was included in the analysis under the EIR. 11

12 Elk Grove City Council December 10, 2014 Page 12 of 12 State CEQA Guidelines (Title 14 of the California Code of Regulations) identifies a specific exemption for projects such as this proposal. Section of the Guidelines (Residential Projects Pursuant to a Specific Plan) exempts residential subdivision projects that are consistent with an underlying specific plan for which an EIR has been certified. As identified in this staff report, the density, design, and infrastructure plan of the proposed subdivision is consistent with the adopted Specific Plan in that the level and intensity of the proposed development and the locations of the development are consistent with the LRSP and less impactful than that identified in the EIR. The change of residential land use densities associated with the General Plan Amendment, Specific Plan Amendment, and Rezone do not add a net increase of residential units beyond what the current zoning density would allow. No special circumstances or potential new impacts related to the Project has been identified that would necessitate further environmental review beyond the impacts and issues already disclosed and analyzed in the LRSP EIR. In addition, the Project is statutorily exempt pursuant to California Government Code Section because the Project is consistent with a specific plan for which an EIR has been certified and is therefore exempt from the requirements of Division 13 (commencing with Section 21000) of the Public Resources Code. A condition of approval for the proposed Project is the recordation of the LRSP EIR MMRP on the property. Consequently, pursuant to the State CEQA Guidelines, no further environmental review is required for this Project. FISCAL IMPACT: The development of infrastructure will be financed through a combination of development impact fee programs and developer funding. The General Fund will not be used to pay for any of the infrastructure costs of this Project. ATTACHMENTS: 1. CEQA Resolution 2. Project Resolution A. Exhibit A: Project Description B. Exhibit B: General Plan Amendment, Specific Plan Amendment, and Rezone C. Exhibit C: Project Plans D. Exhibit D: Tentative Subdivision Map Conditions of Approval 12

13 ATTACHMENT 1 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ELK GROVE FINDING THE POPPY KEYS EAST PROJECT (EG ) EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT ASSESSOR PARCEL NUMBER: WHEREAS, the Planning Department of the City of Elk Grove received an application on September 6, 2013 from R&B (the Applicant ) requesting a General Plan Amendment, Specific Plan Amendment, Rezone, Tentative Subdivision Map, Abandonment of Excess Right-of-Way, and Design Review for Tentative Subdivision Map layout (the Project ); and WHEREAS, the proposed Project is located on real property in the incorporated portions of the City of Elk Grove, more particularly described as APN ; and WHEREAS, the Project qualifies as a project under the California Environmental Quality Act (CEQA), Public Resource Code ; but is exempt; and WHEREAS, Section (Public Resources Code ), (Residential Projects Pursuant to a Specific Plan) of Title 14 of the California Code of Regulations, (State CEQA Guidelines) provides an exemption from CEQA for residential subdivision projects that are consistent with an underlying specific plan for which an EIR has been certified; and WHEREAS, a previous Environmental Impact Report (EIR) was certified for the Laguna Ridge Specific Plan (SHC ); and WHEREAS, the proposed Project is consistent with the project described in the previously certified EIR and no potential new impacts related to the properties or Project have been identified that would necessitate further environmental review beyond the impacts and issues already disclosed and analyzed in the General Plan EIR and the Laguna Ridge Specific Plan EIR; and WHEREAS, in addition, the Project is statutorily exempt pursuant to California Government Code Section because the Project is consistent with a specific plan for which an environmental impact report has been certified and is therefore exempt from the requirements of Division 13 (commencing with Section 21000) of the Public Resources Code; and WHEREAS, based on staff s review of the Project, no special circumstances exist that would create a reasonable possibility that granting a General Plan Amendment, Specific Plan Amendment, Rezone, Tentative Subdivision Map, Abandonment of Excess Right-of-Way, and Design Review for Tentative Subdivision Map layout for this Project will have a significant effect on the environment beyond what was previously analyzed and disclosed; and 13

14 WHEREAS, the Planning Department considered the Project request pursuant to the City s General Plan, the Laguna Ridge Specific Plan development standards, Title 23 of the Municipal Code (Zoning Code), the City s Design Guidelines, the Laguna Ridge Specific Plan Supplemental Design Guidelines, and all other applicable State and local regulations; and WHEREAS, the Planning Commission held a duly-noticed public hearing on November 20, 2014, as required by law to consider all of the information presented by staff, information presented by the Applicant, and public testimony presented in writing and at the meeting, and voted 4-0 to recommend approval of the Project to the City Council; and WHEREAS, the City Council held a duly-noticed public hearing as required by law to consider all of the information presented by staff, information presented by the Applicant, and public testimony presented in writing and at the meeting. NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Elk Grove finds the Poppy Keys East Project (EG ) exempt from the provisions of CEQA pursuant to Section (Residential Projects Pursuant to a Specific Plan) of the State CEQA Guidelines and Government Code Section based upon the following finding: CEQA Finding: The proposed Project is consistent with the previously-approved Laguna Ridge Specific Plan project (EG ) for which an Environmental Impact Report has been previously certified. Pursuant to Section (Residential Projects Pursuant to a Specific Plan) of Title 14 of the California Code of Regulations (California Environmental Quality Act (CEQA) Guidelines) and Government Code Section 65457, no further environmental review is required. Evidence: The Laguna Ridge Specific Plan was approved and an Environmental Impact Report (EIR) (SCH ) certified by the City Council on June 16, In conjunction with the certification of the LRSP EIR, a Mitigation Monitoring and Reporting Program (MMRP) was adopted for the Specific Plan. The Project site was included in the analysis under the EIR. State CEQA Guidelines (Title 14 of the California Code of Regulations) identifies a specific exemption for projects such as this proposal. Section of the Guidelines (Residential Projects Pursuant to a Specific Plan) exempts residential subdivision projects that are consistent with an underlying specific plan for which an EIR has been certified. As identified in this staff report, the density, design, and infrastructure plan of the proposed subdivision is consistent with the adopted Specific Plan in that the level and intensity of the proposed development and the location of the development is consistent with the LRSP. No special circumstances or potential new impacts related to the project has been identified that would necessitate further environmental review 14

15 beyond the impacts and issues already disclosed and analyzed in the LRSP EIR. The LRSP EIR adequately addressed environmental issues related to the development of the entire Specific Plan area, including the subject property. In addition, the Project is statutorily exempt pursuant to California Government Code Section because the Project is consistent with a specific plan for which an environmental impact report has been certified and is therefore exempt from the requirements of Division 13 (commencing with Section 21000) of the Public Resources Code. A condition of approval for the proposed Project is the recordation of the LRSP EIR MMRP on the property. Consequently, pursuant to the State CEQA Guidelines, no further environmental review is required for this project. PASSED AND ADOPTED by the City Council of the City of Elk Grove this 10 th day of December GARY DAVIS, MAYOR of the CITY OF ELK GROVE ATTEST: APPROVED AS TO FORM: JASON LINDGREN, CITY CLERK JONATHAN P. HOBBS, CITY ATTORNEY 15

16 ATTACHMENT 2 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ELK GROVE DECLARING ITS INTENT TO ADOPT A GENERAL PLAN AMENDMENT, SPECIFIC PLAN AMENDMENT, REZONE, AND APPROVE A TENTATIVE SUBDIVISION MAP, ABANDONMENT OF EXCESS RIGHT-OF-WAY, AND DESIGN REVIEW FOR TENTATIVE SUBDIVISION MAP LAYOUT FOR THE POPPY KEYS EAST PROJECT (EG ); ASSESSOR PARCEL NUMBER WHEREAS, the Planning Department of the City of Elk Grove received an application on September 6, 2013 from R&B (the Applicant ) requesting a General Plan Amendment, Specific Plan Amendment, Rezone, Tentative Subdivision Map, Abandonment of Excess Right-of-Way, and Design Review for Tentative Subdivision Map layout (the Project ); and WHEREAS, the proposed Project is located on real property in the incorporated portions of the City of Elk Grove, more particularly described as APN ; and WHEREAS, the Project qualifies as a project under the California Environmental Quality Act (CEQA), Public Resource Code ; but is exempt; and WHEREAS, Section (Public Resources Code ), (Residential Projects Pursuant to a Specific Plan) of Title 14 of the California Code of Regulations, (State CEQA Guidelines) provides an exemption from CEQA for residential subdivision projects that are consistent with an underlying specific plan for which an EIR has been certified; and WHEREAS, a previous Environmental Impact Report (EIR) was certified for the Laguna Ridge Specific Plan (SHC ); and WHEREAS, the proposed Project is consistent with the project described in the previously certified EIR and no potential new impacts related to the properties or Project have been identified that would necessitate further environmental review beyond the impacts and issues already disclosed and analyzed in the General Plan EIR and the Laguna Ridge Specific Plan EIR; and WHEREAS, in addition, the Project is statutorily exempt pursuant to California Government Code Section because the Project is consistent with a specific plan for which an environmental impact report has been certified and is therefore exempt from the requirements of Division 13 (commencing with Section 21000) of the Public Resources Code; and WHEREAS, based on staff s review of the Project, no special circumstances exist that would create a reasonable possibility that granting a General Plan Amendment, Specific Plan Amendment, Rezone, Tentative Subdivision Map, Abandonment of Excess Right-of-Way, and Design Review for Tentative Subdivision Map layout for this Project will have a significant effect on the environment beyond what was previously analyzed and disclosed; and 16

17 WHEREAS, the Planning Department considered the Project request pursuant to the City s General Plan, the Laguna Ridge Specific Plan development standards, Title 23 of the Municipal Code (Zoning Code), the City s Design Guidelines, the Laguna Ridge Specific Plan Supplemental Design Guidelines, and all other applicable State and local regulations; and WHEREAS, the Planning Commission held a duly-noticed public hearing on November 20, 2014, as required by law to consider all of the information presented by staff, information presented by the Applicant, and public testimony presented in writing and at the meeting, and voted 4-0 to recommend approval of the Project to the City Council; and WHEREAS, Section 65358(b) of the California Government Code limits the City to four (4) General Plan amendments annually; and WHEREAS, for this reason, and to accommodate development, the City will consolidate General Plan Amendments as one amendment approval, to be heard by the City Council at the December 10, 2014 hearing date under a separate item (Item 9.5); and WHEREAS, the City Council held a duly-noticed public hearing as required by law to consider all of the information presented by staff, information presented by the Applicant, and public testimony presented in writing and at the meeting. NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Elk Grove hereby declares its intent to adopt the General Plan Amendment, Specific Plan Amendment, and Rezone for the Poppy Keys East Project (EG ), as described in Exhibit A and illustrated in Exhibit B, based upon the following findings: General Plan Amendment Finding: The General Plan Amendment is consistent with goals and policies of the Elk Grove General Plan. Evidence: The Project proposes to eliminate the Medium Density Residential and High Density Residential land use designations, and add a new designation of Low Density Residential. The decrease in residential density will allow the Project to have a residential development that is more consistent with the surrounding residential developments and land use. The surrounding residential developments and land use have a General Plan land use designation of Low Density Residential. All necessary public facilities and services will be provided to the Project site in accordance with all local, county, and State development requirements. 17

18 Specific Plan Amendment Finding #1: Significant changes to the character of the community have occurred subsequent to the adoption of the Specific Plan which warrants amendments as requested. Evidence: The market demand for medium and high density housing has diminished due to the current economic environment. The proposed Specific Plan consists of eliminating the RD-10 and RD-20 land use designations, and adding a new designation of RD-5. The amendment will allow for a single-family residential development that would conform to the current housing market demands. Finding #2: The requested amendment will benefit the Specific Plan Area and/or the City. Evidence: The proposed Specific Plan Amendment will reduce the density requirements of the Project site, which will allow for housing products that will meet the current market demands, reduce vehicle trips, and provide future infrastructure in the Laguna Ridge Specific Plan that will benefit future and existing developments. Finding #3: The amendment is consistent with the General Plan. Evidence: The General Plan contains goals, policies, and objectives to which all projects must adhere. Thus, the LRSP serves as the policy and regulatory document that implements the goals and policies of the General Plan. The LRSP recognizes that periodic amendments may be necessary in order to respond to economic and market demands. Such amendments include changes to the land use designations for the proposed projects. General Plan Land Use Policies LU-28 and LU-30 allows the LRSP to have discretion as to land use. Finding #4: The amendment will not adversely affect adjacent properties and can be properly serviced. Evidence: The proposed change to the land use designations on the Project site will not adversely affect adjacent properties. All public services and utilities to serve the Project would remain as identified for the LRSP. Finding #5: Where applicable, the physical constraints of the property area are such that the requested amendment is warranted. Evidence: The finding above does not apply to the Poppy Keys East Project. Rezone Finding: The proposed Zoning Amendment is consistent with the General Plan s goals, policies, and implementation programs. Evidence: The proposed rezone consists of amending the City of Elk Grove Zoning Map by eliminating the RD-10 and RD-20 land use designations, and add a new designation 18

19 of RD-5. The rezone is consistent with the proposed General Plan and LRSP land use designations that are proposed under the concurrent General Plan Amendment and Specific Plan Amendment. The Project implements the General Plan s policies and goals for orderly development that is supported by public infrastructure and services. The proposed rezoning meets all applicable development standards established in Elk Grove Municipal Code Title 23 Zoning. AND, BE IT FURTHER RESOLVED, that the City Council of the City of Elk Grove hereby declares its intent to approve the Tentative Subdivision Map, Abandonment of Excess Right-of-Way, and Design Review for Tentative Subdivision Map Layout for the Poppy Keys East Project (EG ), as described in Exhibit A and illustrated in Exhibit C, subject to the Conditions of Approval contained in Exhibit D (all incorporated herein by this reference), based upon the following findings: Tentative Subdivision Map Finding: None of the findings (a) through (g) below in Section of the California Government Code that require a City to deny approval of a tentative subdivision map apply to this Project. a. That the proposed map is not consistent with applicable general and specific plans as specified in Section b. That the design or improvement of the proposed subdivision is not consistent with applicable general and specific plans. c. That the site is not physically suitable for the type of development. d. That the site is not physically suitable for the proposed density of development. e. That the design of the subdivision or the proposed improvements is likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. f. That the design of the subdivision or type of improvements is likely to cause serious public health problems. g. That the design of the subdivision or type of improvements will conflict with easements acquired by the public at large, for access through or use of, property within the proposed subdivision. Evidence: Finds (a) through (g) in Section of the California Government Code do not apply to this Project. a. The proposed map is consistent with the City s General Plan and the LRSP as it will facilitate development of the property with residential use consistent with the proposed tentative subdivision map. b. The design of the proposed map is consistent with the City s General Plan and the LRSP as each resultant parcel will have access to the public right-of-way and future facilities. c. The site is physically suitable for residential development. The Laguna Ridge Specific Plan land use map has anticipated the Project site for residential development. Access to the site will be provided or is available. Necessary services and facilities are available or can be provided. Therefore, the site is physically suitable for the residential development proposed. 19

20 d. The site is appropriate for the proposed single-family residential development consisting of a density of 5 dwelling units per acre. Under the LRSP, this density range provides for an average assumed density of 5 dwelling units per acre, which is consistent with surrounding development in the Plan area. Furthermore, all proposed parcels meet the LRSP s development standards and will be adequately served by the proposed and conditioned public services and infrastructure. e. An Environmental Impact Report was prepared for the Laguna Ridge Specific Plan and mitigation measures have been incorporated into the final Project to reduce the impacts to less than significant levels. The Project is conditioned to record the Laguna Ridge Specific Plan EIR MMRP, which provides mitigation measures that mitigate for potential environmental impacts to a less than significant level. Therefore, the proposed Tentative Subdivision Map will not cause substantial environmental damage. f. The design of the subdivision or type of improvements will meet all applicable standards or regulations and will not cause serious public health problems. g. No conflict with easements acquired by the public at large, for access through or use of, Subdivision Design Review Finding #1: The proposed Project is consistent with the objectives of the General Plan, complies with applicable zoning regulations, specific plan provisions, special planning area provisions, Citywide Design Guidelines, and improvement standards adopted by the City. Evidence: The Tentative Subdivision Map has been evaluated and meets the applicable standards pursuant to the LRSP, Elk Grove Municipal Code Title 22 Land Development standards, Public Work's Improvement Plans, Zoning Code, Citywide Design Guidelines, and Laguna Ridge Specific Plan Supplemental Design Guidelines. The Tentative Subdivision Map has been conditioned appropriately to provide all infrastructure improvements including interconnected street system, pedestrian connectivity, and sufficient open space and landscaping. The conditions of approval and subsequent design review of future residential development will ensure consistency with all standard requirements. Finding #2: The proposed Project will not create conflicts with vehicular, bicycle, or pedestrian modes of transportation. Evidence: The layout of the Tentative Subdivision Map provides adequate off-site access and on-site circulation for vehicle, bicycle, and pedestrian modes. All proposed street widths meet the City s Improvement Standards and a minimum of 4-foot sidewalks are provided throughout the internal streets. The Tentative Subdivision Map will not create conflicts with vehicular, bicycle, or pedestrian modes of transportation. Finding #3: The residential subdivision is well integrated with the City s street network, creates unique neighborhood environments and establishes a pedestrian friendly environment. 20

21 Evidence: The Project includes an interconnected street system as well as a 25-foot wide landscape corridor along Whitelock Parkway. The design of the street layout provides pedestrian connectivity from the neighborhood to Whitelock Parkway and Poppy Ridge Road. The proposed subdivision design blends seamlessly into the surrounding neighborhood and the street pattern encourages walking. PASSED AND ADOPTED by the City Council of the City of Elk Grove this 10 th day of December GARY DAVIS, MAYOR of the CITY OF ELK GROVE ATTEST: APPROVED AS TO FORM: JASON LINDGREN, CITY CLERK JONATHAN P. HOBBS, CITY ATTORNEY 21

22 Exhibit A Poppy Keys East (EG ) Project Description PROJECT DESCRIPTION The proposed Poppy Keys East project (Project) consists of a General Plan Amendment, Specific Plan Amendment, Rezone, Tentative Subdivision Map, Abandonment of Excess Right-of-Way, and Design Review for tentative subdivision map layout that would allow the construction of a single-family residential subdivision in the Laguna Ridge Specific Plan (LRSP). The Project site s 20.3-acre parcel would ultimately result in 79 single-family residential lots and 1 landscape lot. The Project also includes a 1-foot abandonment from the existing 30-foot half-width section of Poppy Ridge Road right-of-way. 22 City Council Resolution Resolution XXXX Ι December 10, 2014 Poppy Keys West (EG ) Page 7 of 25

23 Exhibit B Poppy Keys East (EG ) General Plan Amendment and Specific Plan/ Rezone 23 City Council Resolution Resolution XXXX Ι December 10, 2014 Poppy Keys West (EG ) Page 8 of 25

24 24 Exhibit B Poppy Keys East (EG ) Specific Plan Amendment / Rezone City Council Resolution Resolution XXXX Ι December 10, 2014 Poppy Keys West (EG ) Page 9 of 25

25 Exhibit C Poppy Keys East (EG ) Project Plans City Council Resolution Resolution XXXX Ι December 10, 2014 Poppy Keys West (EG ) Page 10 of 25 25

26 26 Exhibit D Poppy Keys East (EG ) Conditions of Approval On-Going Conditions of Approval Timing/ Implementation Enforcement/ Monitoring Verification (date and Signature) 1. The Project approved by this action is for a Tentative Subdivision Map, Abandonment of Excess Right-of-Way, and Design Review for Subdivision Layout, as specifically described in the December 10, 2014 City Council staff report and as illustrated in the following project plans dated October 23, 3014 and attached as Exhibit B. On-Going Planning Deviations from the approved plans shall be reviewed by the City of Elk Grove (City) for substantial compliance and may require amendment by the appropriate hearing body. 2. The Tentative Subdivision Map approval is valid for three years from the date of City Council approval, unless an extension of time is subsequently approved or extended by Legislation including any current or future California State legislative extensions available and as may be applicable from the initial tentative map approval date by which this resolution was adopted. Three years, from date of City Council approval Planning 3. This action does not relieve the Applicant of the obligation to comply with all codes, laws, statutes, regulations, and procedures. On-Going Planning City Council Resolution Resolution XXXX Ι December 10, 2014 Poppy Keys West (EG ) Page 11 of 25

27 Conditions of Approval 4. The Applicant/Owner or Successors in Interest (hereby referred to as the Applicant ) shall indemnify, protect, defend, and hold harmless the City, its officers, officials, agents, employees, and volunteers from and against any and all claims, damages, demands, liability, costs, losses or expenses including without limitation court costs, reasonable attorney s fees and expert witness fees arising out of this Project including challenging the validity of this approval or any environmental or other documentation related to approval of this Application. Timing/ Implementation On-Going Enforcement/ Monitoring Planning Verification (date and Signature) 5. Except as otherwise specified or provided for on the Tentative Subdivision Map or in these conditions, the Project shall conform to the development standards and design requirements adopted by the City of Elk Grove, specifically including but not limited to the following: On-Going Planning Laguna Ridge Specific Plan Laguna Ridge Specific Plan Supplemental Design Guidelines The Elk Grove Zoning Code (Title 23 of the EGMC) EGMC Chapter (Tree Preservation and Protection) EGMC Chapter (Water Efficient Landscape Requirements) Citywide Design Guidelines 6. The Applicant shall design and construct all improvements in accordance with the City of Elk Grove Improvement Standards, as further conditioned herein, and/or to the satisfaction of. Private sewer, water, and other utility infrastructure shall be designed and constructed in accordance with the standards of the appropriate utility. On-Going SCWA, SASD, SMUD PG&E 27 City Council Resolution Resolution XXXX Ι December 10, 2014 Poppy Keys West (EG ) Page 12 of 25

28 28 Conditions of Approval 7. The Applicant shall pay all plan check fees, impact fees, or other costs as required by the City, the Cosumnes Community Services District (CCSD), Sacramento Area Sewer District (SASD), Sacramento County Water Agency (SCWA), Elk Grove Water District (EGWD), or other agencies or services providers as established by law. 8. Approval of this Project does not relieve the Applicant from the requirements of subsequent permits and approvals, including but not limited to the following: Master Home Plan Design Review Grading Permit and Improvement Plan Building Permit and Certificate of Occupancy Section 404, 401, 1602, or other State or Federal environmental permit (as applicable) Requirements of the Sacramento Metropolitan Air Quality Management District Fire permit SASD Design Standards for on-site and off-site sewer construction. Timing/ Implementation On-Going On-Going Enforcement/ Monitoring Planning, Finance, CCSD, SCWA, SASD, EGWD Planning,, Building, CCSD, SCWA, SASD, EGWD Verification (date and Signature) City Council Resolution Resolution XXXX Ι December 10, 2014 Poppy Keys West (EG ) Page 13 of 25

29 Conditions of Approval Prior To or In Conjunction With Improvement Plans and/or Grading Plan Approval 9. The development approved by this action is subject to the Mitigation Monitoring and Reporting Program (MMRP) adopted for the Laguna Ridge Specific Plan. A deposit of $5,000 (per owner) for monitoring mitigation measures applicable to this development shall be paid to the City in order to assure MMRP compliance. If actual City monitoring costs exceed the initial estimate, a revised estimate and/or supplemental bill(s) will be submitted to the Applicant. If actual City monitoring costs are less than the initial estimate, the difference will be promptly refunded to the Applicant. If the project be constructed in phases between multiple parties, additional deposit(s) shall be required to the satisfaction of the Planning Director. Timing/ Implementation Prior to issuance of any plans or permits associated with this project, the Applicant shall submit the deposit to the City of Elk Grove. Enforcement/ Monitoring Planning Verification (date and Signature) 10. The Planning Division shall be notified immediately if any prehistoric, archaeologic, or paleontologic artifact is uncovered during construction. All construction must stop and an archaeologist that meets the Secretary of the Interior s Professional Qualifications Standards in prehistoric or historical archaeology shall be retained to evaluate the finds and recommend appropriate action. Improvement Plans Planning A note stating the above shall be placed on the Improvement Plans. 11. All construction must stop if any human remains are uncovered, and the County Coroner must be notified according to Section of California s Health and Safety Code. If the remains are determined to be Native American, the procedures outlined in CEQA Section (d) and (e) shall be followed. Improvement Plans Planning A note stating the above shall be placed on the Improvement Plans. 29 City Council Resolution Resolution XXXX Ι December 10, 2014 Poppy Keys West (EG ) Page 14 of 25

30 30 Conditions of Approval 12. Prior to issuance of improvement plans, the Applicant shall fund the preparation of amendments to the Laguna Ridge Supplemental Design Guidelines to address public improvements within Phase IV of Laguna Ridge Specific Plan to the satisfaction of the City. The City may issue improvement plans for a portion of the Project in advance of the completion of this condition if the Applicant has deposited an amount, at the discretion of the City, sufficient to cover the anticipated cost to prepare the amendments proportional to Phase IV. This fee may be divided amongst the owners on a proportional basis (e.g., by acre) at the discretion of the City. Timing/ Implementation Improvement Plans Enforcement/ Monitoring Planning Verification (date and Signature) 13. The drainage system shall be designed in accordance with the approved Master Drainage Study for the Laguna Ridge Specific Plan area and shall accommodate runoff from the ultimate development. All drainage improvements shall meet the City of Elk Grove Improvement Standards. Improvement Plans 14. All existing overhead utilities and all new utilities shall be placed underground as a part of the improvements for this project. This does not apply to 69kv transmission lines or larger. Improvement Plans 15. The Applicant shall submit landscape and civil improvement plans to the City and CCSD Parks for review and approval for the public landscape area Lot A. Improvement Plans, CCSD Parks The Public landscape area shall be designed in accordance to the LRSP Supplemental Design Guidelines and the 2009 Parks and Recreation Master Plan. 16. The neighborhood monumentation for the intersection of Whitelock Parkway and A Street as shown on the tentative map shall be designed to the satisfaction of the Planning Director and incorporated into the improvement plans. Improvement Plans, Planning City Council Resolution Resolution XXXX Ι December 10, 2014 Poppy Keys West (EG ) Page 15 of 25

31 Conditions of Approval 17. For areas where the landscape corridor abuts residential lots, or private facility lots, the Applicant shall install a 6 ft. high masonry wall, which shall be built to the specifications of the CCSD Parks and the City. Timing/ Implementation Improvement Plans Enforcement/ Monitoring CCSD Parks, Planning Verification (date and Signature) 18. The Applicant shall construct & install landscaped corridors according to plans and specifications approved by the City and CCSD for Lot C and the median at A Drive. Improvement Plans CCSD Parks, Planning 19. In order to obtain sewer service for this Project, construction of onsite and offsite sewer infrastructure shall be required to SASD Design Standards. Improvement Plans SASD 20. Each lot and each building 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 SASD public sewer line. Improvement Plans SASD 21. The Applicant shall destroy all abandoned wells on the Project site in accordance with the requirements of the Sacramento County Environmental Health Division. Clearly show all abandoned/destroyed wells on the improvement plans for the Project. Prior to abandoning any existing agricultural wells, the Applicant shall use water from agricultural well for grading and construction. Improvement Plans SCWA 22. Identification signage issued by shall be mounted by the Applicant during streetlight installation in accordance with the approved plans. Acceptance of Public Improvements 31 City Council Resolution Resolution XXXX Ι December 10, 2014 Poppy Keys West (EG ) Page 16 of 25

32 32 Conditions of Approval Prior To or Conjunction With 23. Quitclaim of the SMUD easement as recorded in Book 3672 OR487 shall be completed prior to the. Timing/ Implementation Enforcement/ Monitoring Verification (date and Signature) 24. The abandonment of a 1-foot portion of Poppy Ridge Road right-of-way as recorded in Book 109 page 215, and the abandonment of a 12.5-foot public utility easement recorded in Parcel Map Book 169, page 5 shall be completed with the. 25. All parcels to be dedicated in fee to the City, as a condition of this tentative map, shall not be encumbered with any easements nor shall it be subject to a deed of trust at the time of the dedication on the final map. A partial re-conveyance for any deed of trust shall be submitted along with the final map for City Council Approval. The Applicant shall also provide title insurance in conjunction with all fee title dedications to the City of Elk Grove. 26. The granting of any easement to any other person(s) or entity, once the tentative map has been approved is prohibited. Should such grant be inadvertently provided it shall be subordinated to any dedication of streets or easements to the City of Elk Grove as shown on the final map. A subordination document shall be submitted along with the final map for City Council approval. 27. For all single family corner lots an access restriction shall be placed on the property from the driveway around the corner and along the property line of the side yard. 28. The Applicant shall dedicate a 12.5-foot public utility easement to the City of Elk Grove for underground facilities and appurtenances adjacent to all public streets with attached sidewalk within the subdivision. The Applicant shall dedicate a 6.5-foot public utility easement to the City of Elk Grove along frontages of Poppy Ridge Road and A Drive. City Council Resolution Resolution XXXX Ι December 10, 2014 Poppy Keys West (EG ) Page 17 of 25

33 Conditions of Approval 29. The Applicant shall dedicate a 20-foot public utility easement to the City of Elk Grove for overhead and underground facilities and appurtenances adjacent to Whitelock Parkway. Timing/ Implementation Enforcement/ Monitoring Verification (date and Signature) 30. The Applicant shall be responsible for all costs associated with off-site right-of-way acquisition, including any costs associated with the eminent domain process, if necessary. 31. The Applicant shall dedicate free and clear of encumbrances to the City of Elk Grove, Lot C in fee title. 32. The Applicant shall dedicate, design and improve an expanded intersection at A Drive and Whitelock Parkway in full-width from Whitelock Parkway to B Way in accordance with the City of Elk Grove Improvement Standards and to the satisfaction of. 33 City Council Resolution Resolution XXXX Ι December 10, 2014 Poppy Keys West (EG ) Page 18 of 25

34 34 Conditions of Approval 33. If warranted as determined by, the Applicant shall design and install a traffic signal at the intersections of Whitelock Parkway and Cape Verde Drive and Whitelock Parkway and A Drive in accordance with City of Elk Grove Improvement Standards and to the satisfaction of. Eligible costs associated with the traffic signals and intersection improvements are subject to reimbursement by the City as set forth in the Elk Grove Roadway Fee Program. To be eligible for reimbursement, the Applicant shall: Timing/ Implementation Enforcement/ Monitoring Verification (date and Signature) 1. Enter into an Acquisition and Reimbursement Agreement with the City prior to construction of the improvement; and 2. Comply with all pre- and post-bidding procedures as required by the City and State law. 3. Not receive reimbursement from any other reimbursement programs. If the traffic signal is not warranted by final map approval, the Applicant shall design and install a four-way stop sign at the intersection of Whitelock Parkway and A Drive to the satisfaction of. 34. The Applicant shall design and construct bulb-outs at each intersection adjacent to all parks in accordance with City standards and/or to the satisfaction of. Additional signing and striping may be required as a result of the improvements of this project, and shall be designed at the Improvement Plan phase to the satisfaction of Public Works. 35. The Application shall install stop signs at intersections of internal streets. Location(s) of stop signs will be determined during Improvement Plan review. City Council Resolution Resolution XXXX Ι December 10, 2014 Poppy Keys West (EG ) Page 19 of 25

35 Conditions of Approval 36. The Applicant shall design, dedicate (and/or acquire property rights for) and improve Poppy Ridge Road, half-width, as a 2-lane residential collector in accordance with the Laguna Ridge Specific Plan, City of Elk Grove Improvement Standards and to the satisfaction of. The street section shall include a minimum of 40 of right-of-way dedication and shall be based on a 58 street section measured from back-of-sidewalk to back-of-sidewalk. Improvements on Poppy Ridge Road shall include adequate pavement transitions to match the existing street sections per City Improvement Standards and to the satisfaction of. Timing/ Implementation Enforcement/ Monitoring Verification (date and Signature) 37. The Applicant shall dedicate, design, and improve A Drive half-width, as a primary residential street in accordance with the Laguna Ridge Specific Plan, City of Elk Grove Improvement Standards, and to the satisfaction of. The street section shall include a minimum of 40 of right-ofway dedication and shall be based on a 58 street section measured from back-of-sidewalk to back-of-sidewalk. 38. The Applicant shall dedicate to the City of Elk Grove, design and improve the southerly half of Whitelock Parkway, as shown on the tentative map in accordance with the Laguna Ridge Specific Plan, City of Elk Grove Improvement Standards and to the satisfaction of. 39. The Applicant shall dedicate to the City of Elk Grove, design and improve a 25 wide landscape corridor adjacent to Whitelock Parkway. A 7 sidewalk shall be installed within the landscape corridor. 40. The Applicant shall install entry monumentation for A Drive at Whitelock Parkway with adequate right-of-way to the satisfaction of and in accordance with Laguna Ridge Specific Plan Supplemental Design Guidelines., Planning 35 City Council Resolution Resolution XXXX Ι December 10, 2014 Poppy Keys West (EG ) Page 20 of 25

36 36 Conditions of Approval 41. Prior to any approval, the Applicant can satisfy their public improvement obligations by entering into a Subdivision Improvement Agreement with the City and by providing adequate financial security (e.g. bonds, letter of credit, etc.). Timing/ Implementation Enforcement/ Monitoring Verification (date and Signature) 42. If the Applicant proposes to record multiple final maps, the Applicant shall dedicate/acquire property rights for, design, and construct all infrastructure improvements, as specified in these conditions, determined by the City to be necessary to serve the lots proposed to be created with each. Unless otherwise approved by the City in conjunction with the CCSD Fire Department, each phase shall result in a local street system with connections to two different arterial streets. 43. The Applicant shall satisfy the requirements set forth in the Amendment to Section of the Laguna Ridge Specific Plan entitled Guiding Principles for Phasing of Infrastructure and Public Facilities and Table 8-1 entitled Required On and Off-Site Circulation Infrastructure, which was approved by City Council on October 27, In conjunction with each proposed final map, the Applicant shall fund and/or perform analyses if and as determined to be needed by the City, SASD, and SCWA to identify backbone roadway improvements set forth in Table 8.1 of the Laguna Ridge Specific Plan and other backbone infrastructure components listed in the Laguna Ridge Finance Plan, or portions thereof, are needed to support the proposed final map. The Applicant shall design, dedicate/acquire property rights for, and construct any such identified backbone infrastructure improvements in conjunction with the final map. City Council Resolution Resolution XXXX Ι December 10, 2014 Poppy Keys West (EG ) Page 21 of 25

37 Conditions of Approval 45. To satisfy their public improvement obligations, the Applicant may be allowed, at the discretion of the City, to defer public improvements if capacity associated with such improvements is not immediately needed to meet the level of service goals set forth in the General Plan and/or applicable environmental documents. If the deferral involves improvements within or adjacent to a development and the improvements are not eligible for reimbursement under the City s Roadway Fee Program, the Applicant shall make an in-lieu payment pursuant to Chapter of the City s Municipal Code or establish and/or participate in a finance mechanism acceptable to the City to fund the deferred improvements. Timing/ Implementation Enforcement/ Monitoring Verification (date and Signature) 46. The Project shall finance its fair share of infrastructure to serve the Laguna Ridge Specific Plan area. To accomplish this, the Applicant shall complete one of the following prior to recordation of the : Finance 1. Annex the Project Area into the Laguna Ridge Mello-Roos Community Facilities District; or 2. Make a payment to the City, as determined by the City s Finance Director, equivalent to Project s fair share costs. Should the Applicant elect to annex into the CFD, the Applicant shall be aware that the annexation process can take several months and should plan accordingly. The application fee for the annexation is due prior to the Resolution of Intention to Annex the Property and Levy the Special Tax. For further information on regarding this CFD, see For information on the process to annex into financing districts, see 37 City Council Resolution Resolution XXXX Ι December 10, 2014 Poppy Keys West (EG ) Page 22 of 25

38 38 Conditions of Approval 47. The Project shall finance its fair share of infrastructure maintenance associated with public parkways, public parks, open space, landscape areas, bike and other paths, landscape medians in and adjacent to roadways, maintenance and operation of City facilities, and other such facilities as it relates to new development. To accomplish this, the Applicant shall annex the Project Area into the Laguna Ridge Mello-Roos Community Facilities District, Maintenance Fee. Timing/ Implementation Enforcement/ Monitoring Finance Verification (date and Signature) The Applicant shall be aware that the process to annex into the CFD can take several months and should plan accordingly. The application fee for the annexation is due prior to the Resolution of Intention to Annex the Property and Levy the Special Tax. For further information on regarding this CFD, see For information on the process to annex into financing districts, see The Project shall annex into the Street Maintenance Assessment District No. 1 Zone 5 or a Street Maintenance Community Facilities District to fund a portion of the additional costs for long-term roadway maintenance related to serving the new development. The annexation process can take several months, so Applicants should plan accordingly. The application fee for the annexation is due prior to the Resolution of Intention to Levy Street Maintenance Assessments. For further information on this District, see Finance City Council Resolution Resolution XXXX Ι December 10, 2014 Poppy Keys West (EG ) Page 23 of 25

39 Conditions of Approval 49. The Project shall annex into the Police Services Mello-Roos Community Facilities District (CFD), to fund the project s fair share of Public Safety costs. The annexation process can take several months, so Applicants should plan accordingly. The application fee for the annexation is due prior to the Resolution of Intention to Annex the Property and Levy the Special Tax. For further information regarding this CFD, see Timing/ Implementation Enforcement/ Monitoring Finance Verification (date and Signature) 50. Prior to the recordation of the final map the property owner(s) shall either: CCSD Fire 1) Approve an annual Mello-Roos Community Facilities District special tax or 2) Deposit a sum of money, as determined by CCSD Fire, sufficient for CCSD to fund a portion of the cost of the District s ongoing fire and emergency services, maintenance, operation, and repair and replacement of fire station facilities and fire and emergency equipment. Any costs for the approval and creation of such annual special tax, annexation of the Property into an existing Mello-Roos Community Facilities District for the CCSD, or administration of the sum of money deposited to fund the fire and emergency services, shall be paid from the annual special taxes of the Community Facilities District or the sum of money deposited with the CCSD. 51. The Applicant shall provide separate water service to each parcel. All water lines shall be located within a public right-of-way or within easements dedicated to SCWA. Easements shall be reviewed and approved by Sacramento County Water Agency prior to approval. SCWA 39 City Council Resolution Resolution XXXX Ι December 10, 2014 Poppy Keys West (EG ) Page 24 of 25

40 40 Conditions of Approval 52. A street name, from the City of Elk Grove Veterans Street Name Program if available as determined by the City, shall be assigned to the Project for use on a street within the subdivision in accordance with City policy and to the satisfaction of. Timing/ Implementation Enforcement/ Monitoring Verification (date and Signature) Prior To or In Conjunction With Building Permit 53. The Applicant shall complete all improvements prior to issuance of any subsequent building permits. 54. All building and suite number addressing shall be approved by the City of Elk Grove Building Department in consultation with the CCSD Fire Department. Prior to issuance of 1 st Building Permit Prior to issuance of 1 st Building Permit Building, CCSD Fire 55. The Applicant shall reconstruct any damaged curb, gutter, sidewalk and/or pavement caused by construction-related activities associated with the Project. If pavement replacement is necessary, as determined by the City, the Applicant may be required to grind, overlay, and/or slurry seal the damaged portion(s) in accordance with the City Improvement Standards and to the satisfaction of. The Applicant shall schedule an inspection with the City to document the pre-construction condition of existing surface infrastructure adjacent to and near the Project. Prior to issuance of 1 st Building Permit 56. The Applicant shall reconstruct any existing ADA improvements adjacent to the Project to meet current standards. Prior to issuance of 1 st Building Permit City Council Resolution Resolution XXXX Ι December 10, 2014 Poppy Keys West (EG ) Page 25 of 25

41 Incorporated July 1, 2000 CITY OF ELK GROVE 8401 Laguna Palms Way Telephone: (916) Elk Grove, California Fax: (916) City of Elk Grove City Council NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN that on Wednesday, December 10, 2014 at the hour of 6:00 p.m., or as soon thereafter as the matter may be heard, the Elk Grove City Council will conduct a public hearing at City Hall in the Council Chambers, 8400 Laguna Palms Way, Elk Grove, California, to consider the following matter: POPPY KEYS EAST (EG ) GENERAL PLAN AMENDMENT, SPECIFIC PLAN AMENDMENT, REZONE, TENTATIVE SUBDIVISION MAP, ABANDONMENT OF EXCESS RIGHT-OF-WAY, AND DESIGN REVIEW FOR SUBDIVISION LAYOUT: The proposed Project consists of the following entitlements: 1. General Plan Amendment to change the land use designations of Medium Density Residential and High Density Residential to Low Density Residential; 2. Specific Plan Amendment to change the land use from Medium Density Residential-10 du/ac (RD-10) and Multi-Family Residential-20 du/ac (RD-20) to Single-Family Residential-5 du/ac (RD-5); 3. Rezone to change the zone district from Medium Density Residential-10 du/ac (RD- 10) and Multi-Family Residential-20 du/ac (RD-20) to Single-Family Residential-5 du/ac (RD-5) consistent with the General Plan Amendment and Specific Plan Amendment; 4. Tentative Subdivision Map to subdivide a 20.3-acre parcel into 79 single-family residential lots and 1 landscape lot; and 5. Design Review for the Tentative Subdivision Map layout. The Project also includes an Abandonment of excess right-of-way on Poppy Ridge Road. The Planning Commission reviewed this item on November 20, 2014 and voted 4-0 to recommend approval to the City Council. The City Council will consider this Project during two agenda items/public hearings on the above noted date. The first will be a general hearing on the Project and consideration of a Resolution of Intent to Approve the Project. The second hearing will be to formally take action approving the Project, as part of a larger, multiple project, General Plan Amendment. LOCATION/APN: 8365 Whitelock Parkway/ APN: ZONING: RD-10 and RD-20 pursuant to the Laguna Ridge Specific Plan ENVIRONMENTAL: The Project is exempt from the California Environmental Quality Act (CEQA) pursuant to California Government Code Section and Section (Residential Projects Pursuant to a Specific Plan) of Title 14 of the California Code of Regulations (State CEQA Guidelines). 41