CITY OF SACRAMENTO COMMUNITY DEVELOPMENT DEPARTMENT ZONING ADMINISTRATOR 300 Richards Blvd, 3rd Floor, Sacramento, CA 95811 ACTION OF THE ZONING ADMINISTRATOR On Thursday, September 14, 2017, the Zoning Administrator approved with conditions the Tentative Map for the project known as file Z17-075. Findings of Fact and conditions of approval for the project are listed on pages 3 to 6. Request: Tentative Map to for condominium purposes to convert an existing multi-story parking garage with retail space into a two-unit condominium on 1.19 acres in the General Commercial (C-2) zone. Location: 2701 N Street (District 4) Assessor's Parcel Numbers: 007-0172-023 Applicant: Adam Foster, PSOMAS 1075 Creekside Ridge Drive, Suite 200 Roseville, CA 95678 Property Owner: Ed Erwin, Sutter Health 2700 Gateway Drive, Suite 200 Sacramento, CA 95833 Project Planner: Michael Hanebutt, Assistant Planner, (916) 808-7933 General Plan Designation: Community Plan Area: Parking District: Design Review Area: Existing Land Use of Site: Existing Zoning: Traditional Neighborhood Medium Density Central City Urban Central City Parking Garage; Commercial/Retail General Commercial (C-2) Surrounding Zoning and Land Use: North (rear; across Matsui Alley): (C-2) Commercial South (front; across N Street): (C-2) Commercial/Residential East (street-side; across 28 th Street): (C-2) Transit Maintenance Facility West (street-side, across 27 th Street): (C-2) Residential
Page 2 Site Information: Existing Property Dimensions (no change): 320 wide x 160 deep; 1.18 acres Parking Required: None, existing parking garage Topography: Flat Street Improvements: Existing Utilities: Existing Setback Information: All Parcels: Required: Proposed: Existing: Front 0-25 no change 1 6 Street Side 0 no change 0, 8 Rear 5 no change - Previous Files: P03-090 Additional Information: The subject site currently contains an existing parking garage with groundfloor retail space on the half block north of N Street and between 27 th and 28 th Streets. The rear of the site fronts Matsui Alley, and garage access is from entries located on both 27 th and 28 th Streets. No exterior changes or new development is proposed with this project and no deviations are requested. The applicant is proposing to map the property for two condominium units in order to provide separate ownership of the garage and retail spaces. The project was routed on May 15, 2017 to neighborhood groups including Capitol Mansions District Preservation Association, the Midtown Association, the Midtown Neighborhood Association, and Preservation Sacramento. The site was posted and the project was noticed to the groups above and to property owners within 300 feet of the subject site 10 days prior to the hearing. Staff received three phone calls from neighbors expressing general interest in the project. At the time of the Director Hearing on the project, staff had received no formal letters in support or opposition to the project. Subdivision Review Committee: On August 2 nd, 2017, the Subdivision Review Committee, with all ayes, voted to recommend approval of the proposed Tentative Map, subject to the draft conditions of approval. Environmental Determination: The project is determined to be exempt from the provisions of the California Environmental Quality Act (CEQA) Section 15315 (Minor Land Divisions). This project qualifies for this exemption as it applies to projects that proposed to divide land in urbanize areas zoned for residential, commercial, and industrial use into four or fewer parcels and are in conformance with the General Plan and zoning. 200-Year Flood Protection: State Law (SB 5) and Planning and Development Code chapter 17.810 require that the City must make specific findings prior to approving certain entitlements for projects within a flood hazard zone. The purpose is to ensure that new development will have protection from a 200-year flood event or will achieve that protection by 2025. The project site is within a flood hazard zone and is an area covered by SAFCA s Improvements to the State Plan of Flood Control System, and specific findings related to the level of protection have been incorporated as part of this project. Even though the project site is within a flood hazard zone, the local flood management agency, SAFCA, has made adequate progress on the construction of a flood protection system that will ensure protection from a 200-year flood event or will achieve that protection by 2025. This is based on the SAFCA Urban level of flood protection plan,
Page 3 adequate progress baseline report, and adequate progress toward an urban level of flood protection engineer s report that were accepted by City Council Resolution No. 2016-0226 on June 21, 2016. Findings of Fact Tentative Map: 1. None of the conditions described in City Code section 17.828.090 and Government Code section 66474 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 17 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 17 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; 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 17 of the City Code, and all other applicable provisions of the City Code (Gov. Code 66473.5). 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 66474.6). 4. The design of the proposed subdivision provides, to the extent feasible, for future passive or natural heating and cooling opportunities (Gov. Code 66473.1). 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 66412.3). 200-Year Flood Protection (SB 5):
Page 4 1. The project site is within an area for which the local flood management agency has made adequate progress (as defined in California Government Code section 65007) on the construction of a flood protection system that will result in flood protection equal to or greater than the urban level of flood protection in urban areas for property located within a flood hazard zone, intended to be protected by the system, as demonstrated by the SAFCA Urban level of flood protection plan, adequate progress baseline report, and adequate progress toward an urban level of flood protection engineer s report accepted by City Council Resolution No. 2016-0226 on June 21, 2016. Conditions of Approval: Tentative Map GENERAL: All Projects 1. Pay off existing assessments, or file the necessary segregation requests and fees to segregate existing assessments. 2. Show all continuing and proposed/required easements on the Parcel Map. Public Works: Anis Ghobril (916) 808-5367 3. Construct standard subdivision improvements as noted in these conditions pursuant to section 17.504.050 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 along N, 27 th and 28 th Streets per City standards and to the satisfaction of the Department of Public Works. 4. The applicant shall repair, or replace/reconstruct (in concrete) any deteriorated portion of the alley adjacent to the subject property from 27 th Street to 28 th Street per City standards and to the satisfaction of the Department of Public Works. 5. The applicant shall repair/reconstruct any Curb ramp that does not meet current ADA Standards along the property s frontage to the satisfaction of the Department of Public Works. The affected ramps are: a. North-West corner of 28 th and N Street intersection. b. North-east corner of 27 th and N Street intersection. 6. The design and placement of walls, fences, signs and Landscaping near intersections and driveways shall allow stopping sight distance per Caltrans standards and comply with City Code Section 12.28.010 (25' sight triangle). Walls shall be set back 3' behind the sight line needed for stopping sight distance to allow sufficient room for pilasters. Landscaping in the area required for adequate stopping sight distance shall be limited 3.5' in height. The area of exclusion shall be determined by the Department of Public
Page 5 Works. Regional San: Robb Armstrong (916) 876-6104 7. Developing this property will require the payment of Regional San sewer impact fees. Regional San sewer impact fees shall be paid prior to the issuance of building permits. For questions pertaining to Regional San sewer impact fees, please contact the Sewer Fee Quote Desk at (916) 876-6100. DOU: Inthira Mendoza (916) 808-1473 8. The garage and retail spaces will require a separate domestic water service. Prior to the signoff of this condition, the applicant shall provide evidence of a separation of service for the domestic water service. The applicant should be advised that the verification of the separation of services by the field crews may take a considerable amount of time, therefore, all requests should be submitted in a timely manner. 9. C.C.&R s may be required and shall be approved by the City and recorded assuring maintenance of water, sewer and surface and subsurface storm drainage facilities within the common areas. Private easements shall be dedicated for these facilities. 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. Advisory Notes: The following advisory notes are informational in nature and are not a requirement of this Tentative Map: 10. Any necessary future SMUD facilities located on the Applicant s property shall require a dedicated SMUD easement. This will be determined prior to SMUD performing work on the Applicant s property. (SMUD) 11. Additional transformer space may be required if the site is further developed or modified. This additional space will vary and the amount will depend on specific service requirements, including service size, voltage and other requirements. Furthermore, the location of this space will be site-dependent and could include subsurface (vaulted) or in-building space if pad-mounted and/or alcove space is unavailable or insufficient. Please reference Electric Service in Downtown Sacramento. https://www.smud.org/assets/documents/pdf/dcs-electric-service- in-downtown- Sacramento.pdf, for additional information on equipment spacing requirements. (SMUD) 12. This project is served by the Combined Sewer System (CSS). However, based on the project s description, the applicant will not be required to pay the combined sewer system impact fee. (DOU) 13. The proposed project is located in a Shaded Zone X on the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Maps (FIRMs). Accordingly, the
Exhibit A : Project Plans PARCEL 4 SUTTER MEDICAL CENTER 228 MAPS 12, S.C.R 1.918± Acres Gross 1.245± Acres Net